I use $2500 to pay expenses and save what's left in a fund for repairs etc...So I can count on approx 5K/month in gross income. 

(Foundation, etc)4) Black mold, asbestos, lead paint, other other costly repairs. 5) It need significant cosmetic repairs where the purchase price just isn't worth it. 6) They may have an odd layout of the rooms. 7) Non-compliant septic.8) Trouble with permits or tenants9) Listing agent has a poor or incorrect listing.

Repairs: Add a pool ($65K).

Could I instead hire foundation repair and soil stabilization services to prevent foundation issues?

What is your draw fee & benchmarks for the repairs portion of the borrowed money?

I am invested in a small multi family in TX and the management was not able to fill the property and do repairs and the income has dwindled badly.

In real estate its messy and there are always repairs and capX projects that seemingly pop up from time to time.

Since the repairs were two owners ago, I would think the town may be a little more lenient with you.With the new kitchen and bathroom, were they existing and just got renovated or were they added on?

The second property will need 25k in repairs, and rent for 1350-1450 monthly.1.

Assume a couple of months of vacancy, consider potential unexpected repairs (like HVAC or plumbing issues), and test the numbers with rents dropping by 10-15%.