The market has tightened up a bit and this may be the reason why some of us survive as investors and others fizzle out. 

@Brent Davis The key to success with 30 year notes and max leverage is insuring you have the savings,  cash flow and adequate number of doors to survive a down turn in the markets.

In most cases, the lease survives the sale and the new owner must honor it, unless there is a special clause in the lease giving the landlord the right to terminate in the event of a sale. 

While many will love to leverage as much as possible all you have to do is go back 10 years and those that survived were those who were not over leveraged.

Have my eye on a 16 unit that has been hit with a death of owner and now illness of surviving spouse(at least that is what RE agent claims.) 

But at 3-4X the costs of a regular roof, and no guarantee that they will survive the next hail storm (the five year old impact resistant roof I replaced did not) I can't do it. 

M2M only if you hope to survive in this business.

Upon the death of a joint tenant, the interest passes to the surviving joint tenant(s), rather than to the heirs of the deceased joint tenant.TENANCY BY THE ENTIRETY (OR A MARRIED COUPLE) - A form of ownership exclusively reserved for a married couple.

Lesson one in business survival is do not get sucked into tenants personal lives.

Not a big fan of carpet in rentals, it rarely survives one tenant.