Rent near downtown will burn right through $50k, finding somewhere that is both affordable and safe will really help you out in the long run.

Part of the code which outlines the temperatures requirements:“There shall be supplied water heating facilities which are properly installed, are maintained in safe and good working condition, are properly connected with the hot water lines required under Subsection C of this section and are capable of supplying water at a minimum temperature of not less than 120 degrees Fahrenheit (120° F) and at a maximum temperature of not more than 140 degrees Fahrenheit (140° F) at all times to each hot water outlet.”https://library.municode.com/n...

Look him up on here @Cassidy Burns he made a video on it

@Cody L. indicated two $100K properties and I understand his rationale but I fear $100K still leaves you in a poor class area and so using similar rationale I would recommend a single financed $200K RE that is in at least C+ class (and preferably B class) area or do as @Brandon Burns suggested and partner.If you purchase a $50K RE OOS it will be in a poor area that has historically zero appreciation. 

The fire burned the entire kitchen.

@Jonathan Greene  -  These kinds of clients are what burned me out last year.   

After speaking loan officer she mentioned to me that I can get more money loaned if I found a home with a separate dwelling/ kitchen etc, this is what kind opened up my eyes into looking into multifamily homes (besides this forum of course).Now I am still renting and it burns me to know I can easily be putting my money to good use if I took a different route.

You can get burned pretty easily if you buy a property with title issues. 

I told that buyer to make up the difference in cash, or we would go back to market (couldn’t stomach getting burned again).

The city may be understanding and take it easy on you given your intention was good and the electrician mislead youI but I think it really depends on the property and the inspector.The scariest thing is if your house burned down from bad wiring, you wouldn't really have any recourse if this Joe guy doesn't carry the correct insurance and bond.