We have full RV connections with septic, water and electricity to 100 sites in a location that was already zoned and approved for RVs,  so we were able to bypass a lot of the typical challenges. 

A week later the tenants' apartments got sewer water backed up into the bathroom. 

When the house sits empty, my elec/water/sewer/trash bill is $90/month. 

Someone stole my furnace and hot water tank last night.

There are several different properties that work for str, ranging from single family homes close to the airport to houses on the water.

Your point about improving the property from it's current state should carry some water for you.

I have a tenant that is currently running up their water bill to an absurd degree (Hot water is something I am responsible for).

Isnt hot water electric?

This will require waterproofing the basement, moving some piping, adding a doorway, moving heating and water heater.

Taxes, Insurance, water/sewer will be $10k.