Crystal ball isn't working today.Why do you want this property badly enough to pay over list price for it?

Here is my math on such deals from my learnings :Loan - 65k ->  monthly mortgage -30 yrs (appx $310 @4%) + Insurance & Property tax add appx $200/ month = $510+8-10% property management fee if you plan to give to PM = - appx $1005% maintenance  - $600/ yr  (appx $50/month)I would add 5% Misc - $600/yr (vacancy or any pending utilities , civil fines) (appx $50/month)  1000 - 710  = $290 +cash flow   =  income of ($3,480) / yrbut here is the curve ball - lease expired and make the unit rent ready for next tenant you will be spending $2 -$3 / sqft (if you have 1000 sqft unit - $3000 ) so you are left with $480/yr on this unit.its upto "your skills on where you can tweak the margins" and make it profitable - forecast vs actuals are always way off .Hope this perspective helpsHappy Investing!!!!

Don't allow goof-balls to steal from your time and energy.

Some of them are occupied, too, so that’s another whole ball of wax.

Please message me and let's get this ball rolling!

As far as there not being a plan to protect the water heater, I try to be objective and honest with myself when assessing problems so I would say that I do agree that there was not enough of a plan in place to protect the water heater because I never considered a circumstance of freezing temperatures mixed with power outages.

Mayberry South Dakota could remain a sleepy little town or climate change may turn it into high-demand ocean-front property in a temperate climate  ;-)My crystal ball has always been cloudy so I just try to look out 5-10 years.

As no one has a crystal ball. 

But west coast and Hawaii different ball game  

That breaks the ice and gets the ball rolling.