And the market is hot right now.The sellers want out but not being the most sophisticated people in the world, they are advertising it only through a small Facebook group which is how I found it.

Yet tenants are willing to pay @ 200/month for having heath and hot water included.  

In a hot market, you need about a month to put your property from listing to contract in general, and about another month from contract to closing, if everything goes well.

Mortgage all paid up, its freehold, very hot area for university students.

These articles definitely give you a macro perspective of the entire metro because there were definitely areas of Sacramento that were red hot with absolutely no slow down or price decreases.

Also there is this product called thrift you use it with hot water and it works most of the time.

Small amount of asbestos needs to be removed from basement, hot water tanks needs to be exhausted properly.  

You have to have extra cash available so when a hot water heater goes out or the air conditioning just shot craps or...

The hurricane season is just getting hot!

@Rod A.Welcome to Biggerpockets.