This was an Oct 15th acquisition and took about 2 months to clean out and repair/rehab. 

The current owner bought it for $30K and I know they had to clean up a lot of title work and started doing repairs. 

Landlord will promptly respond to Tenant request for repairs but will not be monetarily responsible for tenant disruptions or inconveniences during habitable times of repairs or tenant/guest injuries incurred in or around obvious areas of maintenance, repairs, or construction.We are more converned about them expecting us to pay for their losses rather than getting recouped for damages to our property. 

I’ll also amortize large items like roof over 20 yrs, and then add $100/mo/unit for general repairs.

2 are not cashflowing with the required expenses for vacancy at 10%, repairs at 10% and capital expenditures at 5%.

From there it's up to you on selling. 8 years you should be not breaking even unless this place is in a rough area or needed a ton for repairs over the years.

So, he's claiming the home warranty won't cover... fine, what's the repair cost?  

Cash Partnership 50/50 on both the purchase and repairs.

One is the $10,000 repair expenses.

I doubt it would qualify for a conventional loan with the repairs that need to be completed.