A buch of new towers have also emerged, most of which are luxury rentals.

My mom wants to partner with me and buy property together since she has perfect credit and a better chance at being taken seriously by the banks that will give us a mortgage. we are going to go 50/50 on the down payment and all expenses/maintenance. we will be getting an fha loan and putting 3.5% down which will allow us to have a big emergency fund.

HUD also has emergency one-time programs to help folks keep their housing.  

One of his rental homes flooded, and she threatened to sue him if he set foot on the property.I just assumed that standard landlord law gave him the right to enter a property to do emergency repairs or damage mitigation, but this lady is really freaking out and says she has a friend who is a lawyer who swears up and down he cannot enter the property without her permission.Any words of wisdom?

Emerging market with positive future. 

Also, A list of things you can inform a tenant that are and are not situations (emergencies and non emergencies) that warrant a phone call at 3am or on weekends.

You can replace it now, when it isn't an emergency, or later when it goes out on a Saturday Night in the dead of winter.

I have 1,000 and wondering if i should continue saving for my emergency funds or gamble and invest it.

Then obtain a HELOC/LOC to give yourself some liquidity should there's an emergency and you need the funds.3) Your total new loan balance is down to $600k on your rentals.

Conditon of apartment is at time you take possession, so do a walkthru on that apartment within the first week or so of ownership.Ask owner to send or drop off to tenant letter of change of ownership this is usually done day of closing, and you also send or drop off letter of introduction including where and how to pay rent, and emergency service contact info.