I would imagine there are plenty of attorneys willing to review  and prepare like kind transactional documents and provide attorney review for significantly less than $15,000.00 ensuring transaction is completed correctly.

I've already done quite a bit of research in my area and can already pretty much tell you what a property is worth or at least generally what it will sell for as I spend about 3 hours a day looking at properties and have been doing that for about a year to make sure I'm prepared on the accuracy side of things.I do have a family member that is a real estate agent in the area, but I'm not sure if a standard single family residential agent is the correct connection for multifamily.

With water we grow food, take a shower, cook and a lot more. 

Tax preparers usually charge another $500 to prepare the 3115 calculation schedules per property so that saves you money.

I agree that's true but kind of a mute point imo... if you're concerned with the pex leaching chemicals then you should be concerned with the piping that city water travels in before reaching your pex lines and the quality of the city tap water in general.... as well as anything you drink that's bottled and any food that's bagged in plastic even those labelled as food safe which have been shown to leach chemicals.

So just be mentally and financially prepared.

Yes, understood - we're preparing for when/if that distressed opportunity does occur (2024-2026). 

That may also give them some time to make repairs, upgrades, or setting up new marketing efforts to prepare for the next busy season.

If, while running your numbers, the returns are within range to your criteria, do not lower the expenses to "make it work", but just know that some months may be higher, some may be lower, and if you have the cash reserves to support a higher bill or unexpected repair, then the underwriting at least helps you mentally prepare ahead of time.Any calculator, based on the inputs from any noobie or seasoned professional, will NEVER be the same as your actual numbers.

Be prepared to buy them as many nice lunches as your wallet can handle.