For shared living spaces, durability should often take precedence over luxury to minimize the need for constant repairs.

Pointed out downspouts not being long enough, flaking paint (minimal), windows that are older, provide furnace reports from HVAC tech, "remove sliding latch from bedroom door" to name a few. 

Otherwise, you can re-stain them with a close enough color to minimize the amount of rework.

Diversify investments across asset classes and locations to minimize risk.

My initial criteria is to look for newer built houses to minimize maintenance and upfront cap expenditure on major items like HVAC, Roof, Foundation etc..

Generally there is a very minimal difference in rate between ARMs and 30 year fixed mortgages.

I have 12 properties but only cash flow $2000-2200 and that's saying they are all rented with minimal repairs. 

He also feels there is minimal impact and will continue with the coin.

Research comparable properties in the area to gauge pricing, rental rates, vacancy rates, and demand.Property Insurance: Obtain quotes for property insurance to understand the potential costs and coverage options.Survey: Consider getting a property survey to confirm boundaries, easements, and encroachments.Due Diligence Contingencies: Include due diligence contingencies in your purchase agreement to allow time for inspections, assessments, and resolution of any issues uncovered during the process.Risk Assessment: Identify and assess potential risks associated with the property, such as market volatility, tenant turnover, maintenance costs, or regulatory changes.Exit Strategy: Develop a contingency plan or exit strategy in case the investment doesn't meet your expectations or unforeseen circumstances arise.By thoroughly conducting due diligence, you can minimize risks and make an informed decision about purchasing the property.

Currently occupied by tenants as well so need to minimize disruption.