hihi :) Thanks for your thoughts Jaycee, Not sure I would call it a cash cow but I did think it was providing a opportunity.

Hoping to go down one of two paths:1- Buy a condo or small single family home and build equity and create value with my maintenance/construction background.2- Find a cash provider to do this on a larger scale with a 3-5 unit building. 

I’d be happy to provide suggestions on tiles, fixtures, or color palettes that are both budget-friendly and attractive to buyers.Looking forward to hearing more about your project!

I also have temporary emergency heat I can provide if needed. 

I was able to push back and provided more data, he adjusted to $1,335,000.

Provide clear instructions on where and how to pay to avoid confusion.Recover Security Deposits: The current property manager is legally obligated to transfer tenant security deposits to you or the new management company.

Alternatively, construction loans can provide staged funding for significant renovations but require more documentation.If you’re holding the property long-term, consider refinancing into a DSCR loan after renovations.

If you control how they perform tasks, set their hours, or provide tools, they should likely be a W-2 employee, requiring you to withhold taxes and comply with payroll regulations.

You can fix this by talking to the utility provider about creating "equal billing" or whatever they call it in your area.

But perhaps you would be better served helping a local experienced investor find deals and ask them to show you exactly how they analyze deals, what's good vs bad, how do they finance (debt vs equity) etc etc and understand their business model that has a proven track record by providing value to them.