I would bill back for a clogged drain.Tenants do not have access to electrical panels in my buildings, so resetting can be a problem. 

I stick to light to medium rehabs, so I stay away from anything that requires replacing plumbing or electrical components due to the associated costs and the need to closely monitor those items, as I have been burned in the past. 

The normal:  Electrical Panel, heating & air, kitchen, bathroom, ceiling stains, etc? 

New Double pane windows, new roof, siding, new drywall, restored hardwood floors, complete bathroom remodel, new cabinets and granite countertops , a complete electrical upgrade & for the most efficient heating and cooling 3 mini split heat pumps have been added.

On top of that, it turns out there may be a cracked pipe under the basement, and BOTH electrical panels have been surcharged and now need replacing.Last year, I bought another property in Detroit, MI, which has great potential for returns but needs some work.

Ended up putting in new furnaces, new electric service and lots of new plumbing.  

Quote from @Jon Shilalis: Its something I already offered my guest, I work with photographers, massage, chefs and yoga teachers and people ALWAYS took advantage of it.

(Bad spending habits during college) Only 10k for a down payment which wouldn't get very far most places let alone Hawai’i I have a full time job and a part time that really only bring in a little under 4k a month and planning on getting a better paying job in a month to bring it up to about 4,500 a month (still not a lot) I currently live rent free and have no other debt which is wonderful so saving is my current goal however the spot I live in isn't a permanent arrangement and am expected to move out at the end of the year  my original idea was to try and buy a small live and flip apartment that id do myself for the easy stuff (not electric and plumbing lol) and go from there but because of my location, there's nothing affordable for me and leaves me stumped with my next, technically first step toward ownership  any insight or help on a good first step would be greatly appreciated 

Value added by turning a 3 bedroom, 2.5 bathroom into a 4 bedroom, 2.5 bathroom This includes new roof, 2 new HVAC systems for split units, water heater, updating electrical/removing nob & tube wiring, plumbing updates, 17+ brand new double paned windows throughout, leveling out the flooring and adding hardwood throughout the entire property, replacing all drywall on walls & ceilings with over 100 new sheets, gutted both bathrooms to update tiles/vanities/ tubs and showers with 2x1 tile throughout for a modern feel.

I peeked through the windows and talked to two neighbors:One middle-aged man told me there used to be a family living there, but they left the house because of electrical issues.Then, an elderly (super nice) lady talked with me about the house for almost an hour.