In case you haven’t read the previous responses or haven’t walked a mile in a landlord’s shoes. 90%+ of your problems are caused by your local/state government that you seem to be giving a free pass.

He doesn't have to worry about a rough needing replaced or a tenant causing $20k in damages after one year living in property.  

If we are purchasing properties when the market is a highly appreciated seller’s market, we need to realize we may be in DUMB DEBT and should be prepared for the risk of suffering the consequences if and when the economy turns for the worst and goes into a recession as this will likely cause values to drop.

What happens if a tenant causes significant damage?

I thought it was admirable and for a good cause.

Its not complete and it causes confusion for people trying to figure it out but there are other items involved.

Knowing how fast or slow things are turning would not cause me to change how I manage my business.I'm more concerned about current market rents  All else equal, I know that by lowering my rents $50 or $100, I can lease up my units almost instantly. 

May see some slight reductions but we are most likely not going from say 7% to 5.5% unless of a major economic crisis which would also cause home prices to get hit.

Thought I smelled fish, and not just cause I'm from the PNW.

The crash caused significant structural damage, and the driver fled the scene, later reporting the vehicle stolen.