I am not really understanding what that means so I appreciate if someone can explain it to me patiently.

This is conservative planning, but it empowers us to be patient.

I mean the tenant should have to make some effort for their own safety.

There are some exceptions: if landlord can prove it causes undue financial or administrative harm to landlord; the animal is a direct threat to the health or safety of others (bodily harm)...

Because what I mean by those "unexpected repairs" is that I simply set aside a set amount of the gross rental income each month as sort of a safety net aka just incase money for things such as a leaking pipe that I didn't know was going to happen before it happened thus it was "unexpected"So... technically I can't take out that 1% because that's just my own safety net savings I set aside but from that savings if something does happen that year and I have to make a repair that does end up as an "operating expense" since I have now spent that money and not just set it aside like with the unexpected repairs moneyHope this isn't too confusing to understand but now that I am reading over this I think I have answered my own question :D

Had Insurance thru Mercury a Commercial account with 6  sfr properties and have been canceled because of safety issue . and was fixed but not in the time frame they wanted. and they canceled  me completely. 

We also will not accompany them to their bank safety deposit box so they can show us their gold (yes, I was recently asked to do so.)We verify employment by looking up the business phone number (ignoring any provided by applicant) and contacting HR or management to verify their employment AND home address (if not printed on paycheck).

But if I told them they had to be patient and wait 10 years for then rent to go up $1,000 a month, much fewer would have that patience.This isnt even a particularly good deal for my market either.

My finances are in order with a 401K, Roth, safety cash, etc., so this $165K will be available.

Just be patient , it will be the moment where it will work for you and your wife.