And virtually all of them had owned rentals and maybe kept a few but were just tired on the TTT but wanted monthly cash flow . so there probably is some of that at play as well Investors that dont want to deal with the PM aspect of owning RE..

Eats up time and money getting rid of a bad tenant (not to mention possible property damage). 

Or possibly consider triplex. 

Might as well start out doing as much value add as possible, right? 

If possible, visit some of them in person.

I expect a free estimate from a contrator who possibly would be doing the actual work. 

After cash out refi in 4 or 5 years, it's all pretend money from there on out.

Let’s be honest, I’ve watched folks who jump into this game as if playing roulette.. firing off offers on duplexes in Phoenix or leaning on some “sure-thing” house hack in Austin without ever sketching out their plan.

Some carriers require limited water damage coverage depending on the age of the property and age of utilities.I would recommend at least 25% (ideally more) when possible and if you're limited to 10% you should make sure you cannot purchase another policy for a similar price.

Cities don't play fair when they decide to go after you.One thing I would also suggest you do is look on AirBnB for the specific building you want to buy in.