What is the cost of an HVAC system vs. a heat pump vs. forced hot water vs. baseboard and what is the cost to the tenant? 

Just to add ,  not every inspection covers a visual of the septic tank . if they run the water and all mechanicals, they are working fine . other than a visual there are no signs of it not working . 

Most of your issues sound water related.

Usually as long as their are no life threatening issues (no HVAC, windows won't open, no hot water), the housing authority will began to pay the rent and give you time to address the required repairs.

Also there is a Camp Fimco going in down the hill that has a water park .

The house is rented to college students, with the parents paying and dealing with everything.The house had a burst pipe and water damage in the shared bathroom in August of 2023.

There are two idea I’m batting around in my head right now to get started on my REI journey – I can do it purely on the investing side and become a private lender or a source of hard money loans to builders/developers (maybe that looks like funding a construction loan collecting interest payments while buying time to better understand the dynamics and build relationships) or I can JV/partner with a builder and get equity (upside on a flip/sale) which would be more hands on.Curious what ya’ll input, what you think is the best route for me to dip my toes into REI given my aforementioned situation and current market.

.- Dealing with a very upset new owner client right now that previous PMC didn't handle the water account properly.

Southern border of the land is Wilson Creek (a large, well established, full time creek with old growth trees)Approx 1 acre of non-recoverable flood zone along length of creekTwo small ponds on the property, which can be filled in to utilizeSmall neighborhood to East of property line with utilities ready and available for project Currently a couple of older homes and barn structures on property (100% liveable and well maintained)Wilmeth Rd is currently expanding down the block to a 4 lane road which connects to Highway 75 in McKinneyLarge developments are underway within a 1/2 mile to 3 miles out radius<4 miles to Costco, ChickFilA, WholeFoods, Cinemark, major hospitalAT&T Fiber and Atmos Gas at front of propertyA water well can be run, if desired, or tap into the city's water (currently on city water and has large main at front of property)A CE firm has drawn up plans for a small, 12 home, 3/4 acres development.

To me, mid-tier houses are likely one of the best long-term appreciation investments because they are sought after by so many people in that market, a smaller percentage of people can afford luxury houses and also they may be more volatile but there's always demand for the mid tier price range for the average Joe.I consider myself a serious investor, my LTR's are in a place I would otherwise never travel to, my own preferences and opinions on the location are meaningless as this is purely a long-term investment decision for me and I won't allow personal preference for a location to impact my decisions.