Owning a total of at least 16 units will make any unoccupancy, especially unexpected, will make any less painful. 

I was reading Brandon Turner’s Book On Rental Properties and in Chapter 18 he said that there will be many things that would come up from tenants that are unexpected.

Luckily, I set aside a portion of the monthly rent for unexpected repairs/issues.

There are lots of ups and downs and unexpected twists and turns. 

It all depends on whether you want to guess from the exterior, or break laws by trespassing and door knocking.5. the usual unexpected repairs seems like another thing to add.Are you opposed to wholesalers?

I'm not saying that four-plexes are all bad but are usually feel that their future will be perfect and vacancies are painful, especially unexpected ones. 

Each contractor, area, flip, remodel and materials used have different outcomes in the end and as long as you give yourself room for the unexpected you will be good to go.

Any large rehabs are separate, but this could allow you to stabilize your expected cashflow each month, since you won't have to dish out an unexpecte $250 each time someone's drain clogs up. 

I've heard some mixed reviews about this site and their unexpected fees, but I'm trying to calculate that into a lower purchase price.

Any unexpected zoning or licensing issues???