A fresh new batch of investors is bankrupt, banks sell the properties, and things hit bottom for a while.  

You take the perspective of this possibly taking a year or more to evict a tenant with the risk of that tenant having the ability to not pay rent and also not get evicted, then you are asking a flipper to potentially go bankrupt since their loans are not federally backed, so they are not able to take on forbearance either to save themselves.

Second one was used when I bought it as well to move into the 3rd unit I have when I finished the rehab on it and now 3 months later the control board went out and a fan, costing me $555So my thoughts are, lesson learned, but what’s my solution to keep tenants happy yet not bankrupt myself on appliance repairs?

It was a combination of excess supply and high default rates that caused the housing crash.The housing crash resulted in developers and builders going bankrupt or scaling back operations.

The National Flood Insurance Program is now going bankrupt.

My advice is to buy something that won’t bankrupt you even if worst case happens.

Only healthcare in this country (US) will bankrupt most of us.

Many folk went bankrupt in 2020 due to the pandemic.Just my opinion.

The answer to this question would determine whether I need to worry about doing a 1031 or simply sell.You most likely didn't pickup the cancellation of debt income becuase of the bankrupt or it was under qualified principle residence indebtedness rules. 

The mitigation alone could have bankrupt him if he bought it without knowing.