Remove ponds and bird baths (no water no leaking faucets).

I expect my borrowing costs to be around $2000, insurance $150, water $80, property tax $400, maintenance $150 for a total $2630. 

Are there structural problems, problems with the roof, major problems with plumbing or electrical, signs of water damage, etc.

If so, then you may want to have a consultant estimate reasonable worst case scenario to determine costs and see if you can get a credit. does home have on-site drinking well or is it served by city water? 

New metal roof, water heater, windows, HVAC, etc. all the boring big ticket expenses have been covered for us.

Sewer and water is often omitted.

The valuable thing about this lot was that it had a spot in line on the water waitlist, which is a huge value add.

However... the gas nor water was on.

The CEO of Coca-Cola, the CEO of Red Bull, and the kid down the street with a lemonade stand are all in the business of selling flavored water, but you can't seriously expect them all to have the same business model because they're "running a business."

We just canceled a contract on a home built in 1910 for a plethora of issues including windows, roof, nesting animals in the attic, deck about to fall apart, Garage roof unable to inspect - looked terrible from outside, sagging gutters, not-obvious water intrusion, sagging ceilings, outdated electrical.Get a home inspection.