I suspect that it's a MF since you are including water and electricity in your projections.

Personally I wouldn't pay for an inspection until I knew that the seller could close with a clean title.

Same goes for the surveillance cameras as well.What really is problematic is that no matter how much you try to tell people NOT to FLUSH down things like diapers that will cause the sewers to back up, it ALWAYS happen... and, according to my Contractor.... there is no worse job than to clean up that mess.So.... correct some of these that lead to over-consumption, high maintenance costs, etc. and you may get a better, more affordable housing situation.I don't think it's a large percentage of the people that are the problem.

., significant rehab budget, title is not clean, etc..)?

After a plumbing, AC, a giant dead 200+ year old oak tree removal, and the “good” tenant leaving 6 weeks of repair and cleaning work, we had to unload the property.

My monthly electric bill ranges from $9 a month in the winter/spring down here to up to $200 in August and September, with a yearly average of $120 per month.

All of the Above (haha) HVAC, roof, trim, paint, floors, foundation, electric, plumbing, fixtures, bathroom, kitchen, landscaping, flooring.

Assigned professional   property management, and cleaned the whole place up . all maintenance issue are attended to within 48 hours.

This seems like a population that could benefit from living in rental mobile home parks.Seems like you guys could set up some "Shabby" trailers on cheap vacant land somewhere at the edge of town (cheap taxes) and get the bus route to go out there to take them to work and shopping and fill a need.Sometimes people in Texas give older mobile homes away for the hauling.At $35,750 a year that's $3,000 a month Gross (with 3 deductions), they could afford to rent cheap trailers without Section-8.All you'd need is septic, electric and propane out there.A shabby rented mobile home at the edge of town is a lot better than living in the streets (supply demand),And it might cash flow attractively (with Class-D management issues of course).Just my 2 cents on this.Good Luck!

Cabinets, appliances, fixtures, flooring, Plumbing, electrical, supply, etc..