Does anyone have experience with a coal heated rental property?

Go through the home and make a list of items that need to be fixed up (i.e. flooring, roof repair, heating and air conditioning, plumbing, etc).

Separate thermostatic control of heat. 24/7 access to breakers.

That day her kid was trying to heat pizza in their tiny micro wave, so when they told him to use the oven he told us it didn't work in fact only one element on top still worked.

If your heat goes out in the winter, its more likely you would be able to withhold rent.

Not exactly interested in getting heat for why I sold my investments, recession timing, when to invest, etc., but more so what medium I should invest in right now given the returns I am looking for in the short term. 

I have raised the rental income with new leases and improvements, lowered the costs of the building by improving insulation and efficiency of the heating, water heaters, water/sewer and electrical. 

FHA might be a little tricky with this one.. no heat source in the bottom unit, chipped paint on the siding, and deck needs some work.

Acquisition Costs: $32.5k (down payment) + $9k (closing costs were reduced $2.2k due to negotiation) + $49k rehab => $90,500Rent Roll:Basement Unit: $725 (renting to a lifelong friend, so I reduced; includes electric, water, and gas) [840 sq ft, 1 bedroom]Unit 1: $2400 (includes electric, water, and gas) [1,005 sq ft, 3 bedroom]Unit 2: $1750 + utilities [805 sq ft, 2.5 bedrooms]Total Gross Rent = $4875Monthly Expenses:PITI: $3592 (includes PMI)Water: ~$110/moGas/Heat/Electric: TBD, I've only had it rented since mid-October and basement didn't get occupied until Dec 1.

If I have a heating system go down, I have the money to replace it rather than out of pocket.