I think the money has to dry up for this cycle to stop, OR we slowly (painfully?)

They rent well the value dynamics are different thean dry front properties of course and the factors that @Wayne Brooks mention are important. 

Dry rot in floor joists, rafters, other structural members."

The block walls were sealed with a product similar to B-Dry, like you would normally find in a basement.

In many instances, the disconnect stems from how a phone call is framed. 

But there is also a ton of dry powder waiting for opportunity in multi-family.

Many of the low income folks I have rented to are pros at "working the system" and will bleed you dry.

How do I go about estimating the cost of all the lumber needed, roof material, dry wall, siding, flooring etc. any advice helps,thanks Pat 

The inability can stem from numerous sources.I guess one of the main questions I would have for you, if I were to consider managing a property for you, is what do you expect to get out of it?

Seems overall, the demand has dried up.