We do inspections on every deal and make realistic offers that are usually low. 

Tenant quality is extremely low even in so called C areas.

Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.

If I ever run low on reserves, I can easily transfer funds from my personal to rental account.

Risk entails everything from lawsuits to lack of diversity in investments to low rates of return to high exposure to vacancy (more units theoretically lowers vacancy exposure).

I don't think there's a crash coming, but a dose of correction for So Florida for sure.

For the duplex, would you consider it to be in a high quality (A), medium (B), or low (C) neighborhood?

Quote from @Devin James: When running numbers on an investment property, I focus more on equity growth than monthly cash flow.Here’s why:If I can acquire a property at a low basis and add significant value, I can: 1) Sell and reinvest elsewhere 2) Cash-out refinance to recapture my investment.

We do not have a resident benefit package, and we keep our tenant fees very low.

Safe to say that many punters who invested in low cap rate syndication deals, especially during the peak of the hype, are getting schlonged right now.