No homeowners insurance needed and the HOA is 180 that covers water/sewer and other maintenance.

@Stephen Jones what is the opportunity to do RUBs (bill back) the utilities, water, and garbage to the tenants?

Are they separately metered for water, or does the landlord currently pay that?

I have learned to work on the safety items first including electrical, necessary structural, Roof leaks, water system leaks etc.

The PM found a water leak in the kitchen area (upstairs) and water stain on the outside of downstairs bedroom.

.- You mentioned water in the panel board and wet/corroded breakers.

Or a water line could freeze and burst in 2 months and create a 3-4k repair shortly after buying.

To get the fact slap that shows me exactly how I still don't know enough & what more to focus on to avoid as many walks of shame I can in the process.You're right, I'm fresh out the garden so I really don't want my first deal to suck me down a rabbit hole either. 

when assigning an inspector make sure they test the water.

My instinct is telling me I'm doing things wrong: that third party sites offer neither unique data, nor fresh data, and that I'm wasting my time browsing them.