I understand what makes a deal workable number wise, things like the 1%, 75 ARV, a good ROI are good filters. 

The water heater won't light and there are few more minor problems.

Have you tried finding cash buyers by looking at recently sold homes by putting a filter on the lower priced properties.

I’ve had this tenant that I already plan on not renewing with, but my city called today needing access to the building (4 unit) to turn off water.

This includes gas, electric, water, sewer, trash etc.

I would ask the owner for the age of the roof, age of utilities (water heater, boiler/oil tank), and ask if/when the most recent upgrades were made to the property.Of course, take the responses with a grain of salt.

Oil tank removal and remediation should be the seller's responsibility, not yours, UNLESS you're a very experienced investor getting a tremendous deal sold strictly "as is" where you've waived all your inspection rights.The worst case could be significant soil contamination requiring thousands of dollars in remediation, followed by soil and ground water tests by the state of NJ.

If this the data can be filtered by multi family properties, even better.

Said the main cause of the issue was a clogged up air filter (I know, my bad for not reminding my tenant about the importance of regularly changing filters (it's written in the lease that he must replace them every 3 months and that I'm not responsible for bills resulting in replacing filters)). 

Not sure if watering helps or hurts, but your tenants are not going to water.Is everything separately metered?