Given the latter costs, a corporation can be the best solution only if you buy multiple properties.

For example, should we focus on acquiring one high-quality property in a strong market, or would it make more sense to spread the investment across multiple lower-cost units in emerging areas?

Those costs are a lot higher than you might expect.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

It costs me $1,500 to evict a tenant with it usually taking two-three months.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

The cleaning and repairs cost a conservative $2,000 because you did all the work yourself.

Whether the seller was open to a buyer commission or not, I wouldn't put an additional cost into any personal purchase.  

It's infinitely harder and much more costly to scale a construction crew than it is to find people interested in buying a good deal (that you'll provide happily).

Even though your market might prove expensive, I would exhaust all options before ruling it out.Truth is, you have a unique competitive advantage in your market.