@Michael Gustavo sounding like a broken record here - you need to get creative to find the off-market deals.

If you do rent to your friends, you’ll probably want to establish very, VERY clear guidelines about what the rules/lease terms are, and what happens when those rules/terms are broken (and even then, enforcing rules/terms will still probably cause friction).

I'm pretty sure if she points the camera into somebody's bedroom, as the home owner you are on the hook first.Letting tenants do their own upgrades is a contentious issue. 

The issue I find is that when I go to list my units, which are clean and moderately upgraded apartments in Little Havana and Allapattah I literally have 70 applicants in 24hrs via facebook marketplace or through the apartment rental platform my property management software interfaces with (like Apartments.com etc).So when I have 70 people lining up with first, last and deposit with no other middleman or agency impeding the process or requiring inspections or causing delays or requesting additional paperwork be filled out where is my incentive to go the section 8 route?

Some of the problems are that the wire can become brittle, the insulation wears off over time, the porcelain insulators may be broken, it is ungrounded and all the splices and additions to the circuitry is more of a load than these old systems were ever supposed to carry.

If your pulling every mechanical component out, most interior wall and ceiling cladding, then the ROI on the energy upgrade may spec out nicely over a period of yearly savings (many years).

We have an on demand electric on one place it was good but we had to upgrade the electric to do it so that would wipe out any savings for you.

The cap ex, repairs, broken appliances from a 6 unit will eat you alive.

I will need to rehab and upgrade the vacant side, and am very curious about how that process will be remotely (possibly working with A2Z to facilitate that).

I have made some upgrades since living here, fully renovated the bathroom and laundry room, upgraded appliances, added a tankless hot water heater, and replaced all galv. pipe with pex.