I had the well tested and the arsenic level is at 3.3 and the US EPA considers water unsafe to drink over .010.

The house currently has 2 of all the utilities (HVAC - 15 years old, electric - 2 100amp panels, gas, water). 

Don't forget utilities (is water not covered by landlord?)

Tenants began a lawsuit to buyer in July 2019, for inhabitable conditions(mole, water leaks, no screens) & breach of lease agreement saying they had a one year lease not month to month.

I have managed many units for years and have changed water heaters, roofs, etc so it isnt the fact Ive been lucky.   

Take a look at the expenses: are there ways to minimize maybe by offering a cable package or from Water Bill perspective, installing water-efficient plumbing.

More people = more water = more work for the field line.  

The previous owner did not charge water and sewer.

Still, we forged ahead and got the P&S on December 23rd.Initial BRRRR Estimates:Property acquisition: $151,000Rehab: $30,000 total:$2,000 for kitchen (stove hood, refrigerator, stove, dishwasher etc)$2,000 for window repairs (about 4 broken windows)$4,000 for painting$3,000 for oil tank$2,000 for water heater$2,000 for second bathroom spruce-up$5,000 misc$10,000 for roofEstimated ARV: $230,000The initial numbers looked good.

The water was shut off because they stopped paying the utilities.