So I am looking to plan for those fluctuations as much as possible to make sure we will be very safe from a cash standpoint all through the first year.

Much of the following depends on your capabilities and cash position, but I've always given people the advice to buy their first home with a 'safe' outlook with regards to appreciation, and schools.I don't know where you are at in life - if you've already made your first purchase, etc - but so far so good on those that have taken my advice.I think later on in life, if someone so desires and/or has the knack, is when it's appropriate to get into what a lot of folks on these forums do - the more aggressive projects where there's more money to be made.This is a round about answer but yes it's possible. 

@Allison PanilaI’m not sure if it’s legal for the landlord to raise the rent in your area ,but it’s safe to say your friend is breaking the lease and is trying to rationalize bad behaviors .Id try to get her and her boytoy out too.

Is that a neighborhood where a 100k property is still safe?

Buy something you like in an area that is safe in terms of possible appreciation, with good schools.  

CNBS just released their ranking for HQ2....https://www.cnbc.com/2018/08/16/as-amazon-narrows-...Based on this research... investing in any B+ cities will be safe bet... 

It isn't "Safe" to invest anywhere.

Zillow estimates $840,000 now but they have done A LOT to the inside and yard so for safe measures I said $900,000. its a 3/2 1900 square feet about a quarter mile from the beach in Oceanside, Ca.

Based upon this I would look at an actual dollar amount, not percentage that: 1) enables you to live in a safe neighborhood and decent schools district, is modest in size and fixtures, and has payments sufficiently small that you are still able to invest at least 10-20% (or whatever your target is) of your income. 

I love the efficiency and energy savings of a dual propane and heat pump system, but since I would like to keep the tenants paying the heating bill, I don’t think it would get me any additional rent to justify the cost.The plan as of right now will be to test the units at inspection and hope they will last through the winter.  4 of 6 units have had tenants in them for many years, so I think its safe to assume that they had heat last winter, and I will be dropping by to ask.