So if a novice investor over pays or buys a lemon, no amount of mentoring or advice will help them recover.

Yet how much the math stays the same.ChristopherShe is referring to a remote area of UT that is currently depressed by low oil prices.

I currently work rotating 12hr shifts at an oil refinery.

It would be great if there were no snake oil salesmen and you could trust everything you read online, but it just isn't the world we live in, so due diligence is the price you pay for a successful passive investment.Steer clear of anything that guarantees tenancy terms (can't be predicted or promised) or excludes any expenses in their ROI calcs. 

Oil & Gas and Solar have the area hopping not to mention rail is a big industry.  

We saw this in Houston when oil went from $100/b to $50/b

Having some oil filled electric radiators , or those ceramic heaters can be a building saver . ( One of those small ceramic heaters keeps my RV 72 degrees in 30 degree weather)   

Prime with Pro block oil in gallons or aerosol cans depending how bad it is and top coat with any latex paint.

This property sounds like a lemon.

If you are exposed to oil and gas, things are looking up.