The house needs some repair - flooring throughout, paint, and a few odds and ends, but nothing major.

We have survived two major recessions by not over buying.

One of my rules is to require 6 months at their current job because this is the standard probationary period for the major employers in the area.

Plus, @ $50/mo, the tenant likely doesn't realize they are paying more than they would being individually metered since you only pay one customer/meter fee which makes up the majority of that charge...$35+ of it is likely a per-meter "customer charge" and not based on usage.

I walked the property and and there are some minor cosmetic needs but nothing major needed now or forecasted into the immediate future.

I want to know what the current condition and life expectancy is of all major components and appliances is. 

Would you say the majority are like that if you meet them online first? 

Now major flood damage

Hard/Private Money is how I built the majority of my portfolio with none of my own money.

We could self-test after the current tenant moves out, but it looks like she plans to be there for another 3-4 years which is a major selling point for us.