This will likely end up before the gcaar grievance committee with a procuring cause claim, which could prolong this from closing even longer. 

Closer to the Air Force Base than the lake.

dont forget that hideousness3. 1200 a month is going to be paid with a voucher, no market tenant is going to pay that here. and this is the massive variable in your formula. house doesnt look horrible, though definitely a half-hearted rehab (wire mold, poorly designed bathroom, carpet)4. 4x4 isnt  bel air edision. this is in the 4x4

I'm currently active and have another 7+years in the Air Force remaining.

Hi Purchased a small house to use as a Air BNB rental.There were bare concrete floors and no window coverings when we got it.We hired a local flooring contractor to put tile floors down.I asked to get an estimate on removing the counter tops in the Kitchen and remove the tub.Got the call that the floors were done.Yup the were and our counter top with the back splash and bathtub were also gone. 

I've already had to replace several air conditioners, furnaces, hot water heaters and a roof, but I know several of my properties will need more big ticket items in the future and I want to make sure I'm prepared for it.  

Here is a 12k btu one that is supposed to operate below freezing for about $900:http://www.sogoodtobuy.com/12000-btu-mini-split-ai...These types of units are also supposed to be more efficient than central air anywayI've also had good luck with portable heat pumps in my own home but they are a little bit noisey compared to the mini splits but they are also about a third of the cost.

The most important was to test the major systems: my property had a boiler room where all the copper was removed and the HVAC company didn't air test the lines so we found over 300+ leaks INSIDE the complex which naturally made for lots of drywall repair too. 

They are not getting enough air movement in or out of the space.   

Primer doesn't hold up to water / air born vaper / steam / and humidity.