The frozen pipes is completely out of my control in a situation like this.

A friend told me today of his own experience in 2009 when his HELOC (a huge one at that ~ $284K was frozen after he had withdrawn about $195K of it), so I guess it does happen and it got me thinking, now that would just be horrible, here I have planned and called out contractors to start work and then.....gosh I cannot pay them for work done

If the account does not have sufficient funds or is indeed frozen, document this.

IE theft, frozen pipes, damage etc...Higher turnover costs than apartmentsResidential mortgage amount is capped at 10 per personMulti Family ProsA few vacancies are easily carried by the other occupied unitBuilding always has people inside of it which keeps it safer from theft, damage, vandalism etc...Built to produce incomeFinancing amount is essentially unlimitedCheaper unit turnoversMulti Family ConsHigher barrier to entry (expensive)Tenants live on top of each other (you now need to be the referee)Tenants are more transientSmaller buyer pool when you are ready to sell  

Hi Ryan,A lot of seller financing was back when the markets were frozen 2009,2010,2011.Today if the property is a good cap rate buyers are all over them on the commercial side.

Sometimes a developer mismanaged a project,sometimes they ran out of money or funding was frozen,and other times the layout and location were doomed from the start.I would start really low in price.

My accountant has online access to my machine at home and she pulls an accountant copy, so my data is frozen, but still available until she puts the updates back on my machine.

You are actually supposed to replace them if they have tripped more than twice and also test them monthly to make sure they still turn off and have not become frozen in the on position (no one does this but it is on the box or in the instruction of all breakers). 

Up here in the frozen north there is very little movement in the winter - few properties for sale or rent, few people moving.  

According to the links below, Bakersfield Investment Club's assets have had been frozen.