Meanwhile, I spent $40,000 in property taxes; $21,000 in insurance; $2500 for security; $27,000 repairs and maintenance.  

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).

Before a walkthrough and before signing a contract is it appropriate to ask the seller of a small multi family for:1.Rent Roll2.Property Tax Bills3.Utility Bills (last 12 months) (landlord pays all utilities)4.Income & Expense Statements (summary)5.Lease Agreements (Sample or Overview)6.Recent Maintenance Records (summary)7.Capital Improvements Summary

We certainly have maintenance issues popping up here and there, however when and what issues are not predictable.

The property was empty for 2 years and the seller was retired and did not want the maintenance therefore looking to get rid of it (2-unit building in front and ADU in back).

if something is just sitting on the MLS looking too good to be true... then it's too good to be true.these properties are going to have higher costs overall, be in more challenging neighborhoods, have very gnarly deferred maintenance and capex, potentially have liens, be high turnover, and require expert, highly knowledgeable, localized support to be successful. see for example this thread.https://www.biggerpockets.com/forums/48/topics/1137397-balti...and even at those price points, i think cash flow is fairly low to non-existent if rehabbed to a high grade, especially with DSCR debt. 

I assume most people are able to see through the pickiness of a couple high maintenance people when the rest of the reviews are stellar.But lately I've been wondering if I should reply to these reviews and what the best approach is.

You only need a place to track tenant information, payment history, maintenance, etc.

I used to own a small property maintenance/handy-man company so I have some skills that I would be willing to barter with.

New construction SFH starts in the 300’s and while those won’t meet the 1% rule in the first few years of ownership, they will eventually and the lack of maintenance keeps costs down.