Pitching the soil underneath the deck towards a point where a trench channels water out from under it is an option but decks typically allow water to get underneath it when it rains and then it dries out from airflow. 

There are so many hidden variables that can blow up a deal if missed early on (zoning, floodplain issues, access, utilities, soil conditions… just to name a few). 

Hi @Stan TallmanHere are the most logical causesHydrostatic Pressure (Groundwater Seepage) - During or after heavy rain, water in the soil builds up pressure and forces its way up through weak points in the foundation.Slab Foundation Leak or Plumbing Issue - Even though you're on city sewer, it’s still possible for a drain or sewer line under the slab to be cracked or compromised.Improper Grading or Drainage - If water is pooling near the foundation and the grading isn't directing it away, it may seep under the slab.Improper Vapor Barrier or Slab Pour - If the vapor barrier under the slab was poorly installed—or skipped altogether—moisture will push upward over time.

Yazoo clay and massive soil problems.4. lack of quality subcontractors.5.

It definitely helps scaling in real estate to have healthy cash reserves and a good understanding and respect for leverage. 

The median sales price climbed 4.5% year-over-year to $350,000, and year-to-date pricing up 2.8% .Rent growth remains strong too: Columbus recorded annual rent gains near 3–4% in 2024 and continued rent growth is expected through 2025, outpacing national averages .Vacancy is tight—just 4.1%, well below the national rate of 6.8%—making the rental market particularly resilient .With inventory increasing but demand still strong, Columbus offers both appreciation potential and healthy rental yield.

You have to separate the apples and the oranges and the bananas, as far as if you pull fifteen land sales in a certain area, they can all be so different as far as zoning, topography, utilities, access, regular or irregular parcel shape, drainage, soils, environmental, etc. 

The 20% down payment would be doable, although not ideal, as I would like to keep a healthy reserve for my other two properties.

Installing a sprinkler system with a programmable timer and drip irrigation for flower beds ensures that your landscaping stays healthy without relying on tenant upkeep.

That is 15-20% of the total capital invested (or multiple mortgage payments), and a healthy portion of the capital generally required to furnish or update the home to the standards of a high performing rental.