Here are the stats:2 bedroom 1 bath906 sq feetno garage, just shed.roof, siding, furnace, a/c, water heater in good shape.I can buy the house for 31.5k....ARV 60-65k...located in good lower income neighborhood.

Fast forward to now and she owes me $300 for the water bill I paid off when I purchased it and $300 for half of the rent from a few months ago ($600 total) and to top it off she presented me with a list of repairs that she wants me to take care of namely painting the house and replacing the kitchen floor and carpet, although she never gave a list to the previous owner that was charging her more rent.

There is nothing growing on the walls or anything, but if you go in there and sit on the couch or the bed it feels cold and damp like it was in a refrigerator or something.I don't believe there are any leaks or anything, I pay for the water bill and the bill is very reasonable, ~100 bucks a month for all three units.There is a crawlspace on the other side of the wall of her unit where the water heaters for the units reside and there are various things stored like yard tools, is it possible that rain water is getting into there somehow and leaking under the floor, humidifying the room?

I found out after I purchased this house that the pipes from the baseboard heating registers or the plumbing pipes, either one or both of these burst in March causing a lot of water damage to the house.

In a disaster scenario like that of 90% depreciation in price I would probably be more worried about guns, ammo, food, water, etc not my real estate portfolio =D.I use income decrease of 10, 20, 30 % based on how solid I believe the market is but I would say that if you have to use 40% or more then your market would be highly volatile and you may have to reconsider your stability of your income if we're talking about rentals.

even if my company gets added to their policy ...it still does not protect my company from the risk of them getting hurt on the property ...because such a risk is not covered by their liability insurance in the first place ...My conclusion is that the insurance I buy, be it builder's risk or vacant property need to have an endorsement that says : premises liabilityalong the standard endorsements such as dwelling, vandalism, water back up.

(usually attend 2 per month)Every once in awhile - I can pick up a nugget of knowledge - but my intention - is to network / collect business cards - from most of the people in the room.I treat these seminars like watering holes - we're all thirsty for something!!  

Hi @James Leos welcome to BP, the community here can definitely help you navigate the REI waters.

So, if you want nice landscaping plan on paying to put it in, paying for the water to keep it alive and paying for someone to mow it. 

They have been dipping their toe in the waters around here.