And my thought is, now with all this new work being done, I doubt anybody would even know where the water will go, when the next big one blows through. 

Smaller ticket items, think water heaters, toilets, vanities, shower fans, light bulbs, switches, river rock, vent covers etc etc.I also spent all hours outside of my W2 working on some aspect of the project from Jul 1 to Aug 15 (spent my birthday dinner sanding floors).

We got quotes for new system and they range from 14k to 25k for high efficiency. 

For those experienced investors with SFH rentals, do you topically cover garbage, water and sewer?

Lastly what you will see is that civilization has come out to these places when you drive by and see some desert rat in his or her Mobile home stuck in the middle of no where that 95% of the time is on one of these old platted lots.. some areas Like some of the Lake co California areas town actually grew to them sewer and water and paved streets put in and houses builtBut for instance above Lucerne there are 7 thousand platted lots and I think 3 homes.. lots are 5 to 7k sq feet.. it was uncanny how they surveyed and platted them way back when .. this terrain is quite step but the road follow correct grades although some lots even with today techniques would be near impossible to build on.. 

I don't owe much on this house and the carry is half of  than I know regular rent would be.. thinking regular rent in the 5k range.. 

You might tell them what range of their rate will be and how much they will potentially make. 

Utilities are split at the duplex and the water and sewer are well and septic.

Send me what they are looking for price range etc.

Would cash flow around $600/month.Pay 20% down on two homes in the $80-90k range.