Since I have multiple properties with individual accounts this makes it covenant to cover any unplanned expenses as they occur.  

I normally put together a 10 year projection and take into account all the effects of future Economics and other things like Climate.Just like a Squirrel who has to put away nuts for the winter, if that little animal didn't think of the future, he'd starve to death before the Spring!  

If negative, then there's your loss.That other 25% they're assuming is repairs, vacancies, etc.But some banks get squirrel-ly and just go off the tax return but fail to add depreciation back.So lets say they see on your tax return that you broke even on the actual rent to PITI.

The money will be there when you need it, and you won't be "Squirreling" money away for a rainy day...and when it does rain, it pours...and you find out the only umbrella you have is one you might find on a mixed drink.

Your thought process Jonathan is simply the blind squirrel theory  every now and again they find an acorn..

Other towns prohibit them because it supports a nuisance squirrel population.

One week mobile home parks will seem great, the next it’s master lease options, the next it’s flipping raw low-dollar land on Craigslist, the next...the next...the next...You could chase squirrels for months going down a bunch of rabbit wholes.

The expensive properties are going to be in Shady Side/Squirrel Hill where you find CMU grads staying or a few blocks off bakery square in the nice parts of East Liberty (but you are assuming Amazon, Google, Uber, etc are going to invest a lot more which isn't a guarantee).

Renter texted that he heard scratching noises, thought that squirrels had started getting in last Spring (don't know why he didn't tell me before).

However, there is the odd sale - even a blind squirrel finds an acorn now and then