("Oh no, my spreadsheet is lost, hacked...")You wrote you are paying out of pocket for the 2nd property's expenses.

Still too expensive for properties with small number of units.

That would be a great avenue to explore since you are in an expensive market.

Trying to do my due diligence and research reviews on them before making this expense.  

Quote from @Jaycee Greene: Assuming you pay asking price, I'd estimate the down payment for something like that using a hard money loan (HML) would be around 40% of the purchase price and your monthly payment would be $2,600 with an interest rate in the low 7% range (probably need a 700+ credit score to get that).

We all know how expensive the market is in the area and this presents a particular struggle for me as I can't just move to a cheaper area.

So, if interest rates are a buyer’s primary roadblock, then I recommend negotiating a rate buydown at a seller’s expense or looking at new construction, where builders are offering rate reductions and other substantial incentives.What if I’m a seller?

Cleaning has gotten really expensive. 

Thus easy to manage and low Capex expenditures.     10.  

Some of the materials we choose and asked him to pick up (such as flooring) he replaced with low quality materials, I assume to keep more of our money for himself.