Install new water heater.

So I am looking at a duplex that got water/mold damage on one side, and minor water damage (Door left open or something like that) on the other side.

I live in FL so I know about having to use A\C year round.As you know people mention a brand and price but not model which will ultimately determine the total cost.I was in the exact same situation and due to the rusted coil tubing, and overall condition of the Air Handler decided for a total A\C replacement.Payne is considered "Builders Grade" lowest grade and some A\C guys argue not to install them because it reflects on their reputation when you have problems with the system.Look for the highest seer rated, quietest, best warranty HVAC that is fairly priced.The installer is a HUGE part of the HVAC's life span, along with your regular changing filters, cleaning coils when needed, cleaning drain lines and vacuuming dust out of the Air Handler Cabinet.

They are all vacant, except for that one with a squatter dude, and I don't know which unit he's in but he had cable and lights and water.

You will need engineers to do drainage studies.It will cost you at least $25,000 for the subdivisionYou will have additional costs during development because you will likely lose your water tap and your wastewater connection on at least one of the lots (I'm assuming that the existing connections will no longer fall within the guidelines of the land development code)..The city will tell you that this takes 6 months.

Please advice.Price $250,0002 FamilyRents: $1,200 per unit2 – 2 beds unitsBrickAge of roof unknownTaxes: 5,300Age of the property: 72Garage and DrivewayNothing to do but to move in (unless you want to update the kitchen)Very well taken care ofUsed to be oil tank but now removed and converted to Gas1 meter for both units – water and gas (the seller splits the bill between two tenants)1 unit if rented at $1,2001 unit is vacantThe roof is still good but in the next 5 years might need some work.Thank you

It's on a river, on a snowmobile trail, close to skiing, and whitewater & flat water kayaking.Also had a chat with an acquaintance/friend that is interested in being a private lender for our long term rentals.   

RMs are usually dead in the water right there.  95% payoff amount plus court costs to probate an upside down property.  

Utilities not onInoperable heat supplyMissing or insufficient weather-strippingLoose or torn carpetMissing or cracked electrical outlet cover platesCracked or peeling paint on wallsCracked or broken window panesMissing refrigerator kick platesEvidence of roof leaks/pipe leaksDirty stoves, ovens or walls and unkempt perimeter surrounding houseInsufficient bath ventilation and inoperable smoke detectorsLeaking faucets or plumbingNo temperature/pressure relief on water heatersYou screen your own tenants, then you submit the paperwork to have a tenant approved by the Housing Authority.  

I mandate this for my tenants.Their policy will cover things they cause: fire from stove error, water damage from leaving tub on, suit because their drunk friend fell and broke his head on the toilet, etc.