The tenants go down there to do laundry and leave the lights on.

Your operating expenses are very light.

People will also steal from these homes, leave lights on or windows open, and generally mistreat the property.

You need a portfolio lender that receives lending incentives for loaning money out locally.You can also consider doing very light rehab to boost the property value, then refinancing.

Your contractors and workers will need electricity, lights, and water to do their jobs.

His content is probably a good place to start on evaluating vacant triple net properties.I'm a multifamily & self storage syndication guy so I can't shed any specific light on the topic.

Are you including the paving, fencing, lighting, etc.?

He used light duty commercial machines. 

Painted all the drywall and put up all new lighting.

and ARV 350 brother .But you surely thew some light on me by mentioning about the 30k repairs and CAPX and maintence .Thanks Bro