Basically like buying  a 2million dollar CD that yields 5% and has a ton of liability and headaches...These "safe" investments will be run down ghetto dumps in 15 years as they lack the income to handle needed capital expenditures.  

They take ongoing repairs at a high level, a significant up-front capital expenditure to harden them, or both.In my area (rural New Hampshire) $27 for a decent carpenter is cheap, and $23 for a painter is above average.

Stephen:Vous pouvez m'envoyer un PM en français s'il serait plus facile de décrire des choses.CAPEx is "capital expenditure".  

Patricia:When we purchase a distressed property which we plan to rehab as a rental (which is typically how we go about things), we incorporate the purchase and make-ready (retrofit/rehab) costs together as our initial cash expenditure/outlay.   

There are no capital expenditures required as the buildings are only about six years old.  

I'm curious if you're setting aside any money for capital expenditures that will arise in the future: new roof, furnace, driveway, floors, windows, etc. 

Yes, except that using depreciation as a tool for expected capital expenditure costs is wildly inaccurate and useful mostly for book wonks than anyone else.

In turn, you can counter back, and they again can accept, reject, or meet part way, over and over until a deal is finalized; you miss a deadline; or the Seller finally rejects completely.Is any of this recommended for someone Offering on what will likely be one of the biggest expenditures of their life, when they have very limited experience?

With a multifamily property, that denominator seems like it can sort of float and I cant seem to figure out when to stop adding capital expenditures to the denominator of the equation. 

Looking at the numbers you posted for your duplex, you aren't accounting for any repairs, maintenance, capital expenditures (as you stated), property management, or vacancy.