Should have said HOA includes water and some maintenance.

Utilities are separately metered and paid by tenants Expenses: Taxes $2100 Water $1200 Insurance, I don't know Repairs, 10%, 1440 Reserves, 5%, 720 Vacancy, 1200 Net income of $7032 Both tenants have dogs.

Water the grass and invest $10 in some pruning shears from home depot and some sprinklers.

However, it would be a lot of capital to invest, first to rehab the space, then to make sure all the water issues are OK, and then 2k per machine - not sure if the cashflows would be good enough to justify all that capital invested.

City water and sewer.

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

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.