Many of my clients are selling their CA residential rental properties at low cap rates and then using the 1031 exchange process to replace with single tenant properties in Midwest and Southeast. 

New fans, new duct work, new dryer vent, new flooring, some new cabinets, electrical work, mold damage, sheetrock and texturing, sewage pipe broke in front yard from tree root (replaced pipe), leaking faucets (replaced), etc...

And don't forget about the inevitable 'glitches' like water main or HVAC replacement you weren't planning on.

It fit my goal for the first property which was to learn the house buying process by buying something move-in ready that I didn't have to do any interior work on (all the main capital equipment has been replaced in the past few years) since I travel every week. 

He showed me and I agree, it does need to be replaced.

I'll have to save up for that every month.I estimate the cost to replace those 2 water heaters, run a new gas line, and install another gas meter might be $3,500 - $4,000 including labor...

A person who's trying to replace their primary income source via real estate investing would be nuts not to get a license. $2k / year is an irrelevant sum of money.

@Jeff PratherWell They now make fancy tiles that will fit right in to replace those cheap textured ones .

A comp roof needs replacing every 15-25 years a concrete roof maybe once every 100 years.

I would inquire to local environmental engineers and even try and speak with the gas station owner.