A couple quick questions: 1) do you have your PM's manage your monthly utility payments (water, gas, electric etc)? 

Six days of controlled drying (dehumidifiers + airflow) brought readings down below 15%, preventing mold.A few quick lessons from the field:Act within 24–48 hours after a leak or flood.Use moisture meters or hygrometers—don’t rely on sight or touch.Track readings until materials reach normal levels (around 8–15% MC for wood).Keep gutters clear and sump pumps tested before storm season.Anyone else tracking drying data or using instruments after storms?

Well you won't find much in the multi fam space at 200k or less unless you are going to pump in another 100k in the metro (unless it is a very undesirable area with other issues you cannot control). 

However, let’s go with my premise that when you first purchase it will be significant cash negative when including all expenses/revenue impacts (piti, cap ex/maintenance, PM (always include pm in underwriting even if self managing because your time has value and circumstances change), vacancy, bookkeeping, portion of asset protection (umbrella, LLC, etc, and miscellaneous (this includes things like unexpected utilities for example from a slab leak, not fair to charge the tenant (I recently had a $2k unexpected water fee for a water leak), legal fees for various consultations, eviction fee, or the recently mandated stair and balcony inspections, etc.  

Also added mailboxes for box units and new water heaters for both units (plus a new electric meter for the other unit and internet hookup).Apt A (two beroom, one 3/4 bath) rents for $2200 and is occupied.Apt B (one bedroom, one full bath) rents for $1450 and is occupied.The problem I'm facing is with the refinance.

Virgin steel to stand up to Salt water environments.

And as corporate layoffs in October were at their highest for the month in 22 years, we have some rough waters ahead in terms of consumer discretionary spending.

Still my other points blow this out of the water.9.

Do gutters/downspouts move water away effectively?

I put a new well in back lot to feed water to all new buildings but since I have recently sold that property along with two other duplexes and retained rights to use water lines I put in for a monthly fee.