If you're doing this to insulate your personal liability, QCD won't do that as any RE attorney will tell you.

I said, “Not really, plus the lease states…” Luckily the 3rd time it was fixed.The apt was not really that well insulated either.

Could see recent sewer line work - i could not find permit for, hole in roof, very little insulation in attic but plenty of racoon stuff due to a 2 foot hole in back of roof over bathroom,  they had put new carpet and paint in all rooms except the bathroom which all sheetrock was pulled down, surround pulled out,  mold on vapor barrier and adjacent areas, floor rotted and a wonderful smell.  

Buy-and-hold you'd likely need to move East to the outskirts of town to find cash flow ... note that these neighborhoods get hit hard in a downturn, so I'd want to find something I could do a significant forced appreciation on to insulate myself and make sure I planned to hold for a long time.

The 56 unit apartment complex that we built this year we used passive House design where we used to buy six on the exterior walls with 6 inches of open cell spray foam insulation.

Most of the damage pipes are in garage area which has very minimal insulation. 

We hired out slab, insulation, drywall and tile.

It's a market that's very insulated to recession, so there's some peace of mind that regardless of where we are in the cycle you can continue to cash flow and hold your value.

Ideally you want an unused space away from the kitchen that is already within the square footage with insulated walls.

Most investors I talk to that are looking for safe more approachable markets are looking for 10% coc, 8% cap rates, positive population growth and history of insulation to a recession.