There aren't necessarily certain attributes/characteristics that prevent deals from being worthwhile, unit count or otherwise.

@Jay Hinrichs Yes it is designed to prevent conversions but they out an end to rent increases.

I've only used contracts from realtors before when buying my own residences.Those forms seem a bit elaborate and unnecessary for a direct seller purchase.

What prevents you to take a lower loan amount or take a higher one and immediately pay down that $13K difference?

I agree, we should have tried making an offer just prevent waists time (really the most time was spent getting the sellers to contact us).

its just preventive maintenance and these types of properties folks just don't realize this is not being a landlord or normal PM this is ASSET management.. when your tenant not only wont do anything proactive and creates a lot of damage.. you let it do on and on.. your screwed.. this is why on the flip side on BP we see hey my tenant did 4k in damage.. well that did not happen over night.. 

But, also don't let these things prevent you from taking action and making an investment.The biggest piece of advice is to take solid action on a DAILY basis.If you like having roommates, buy a house and get roommates.

If so, should I install an alarm to prevent theft?

They seemed to operate really well and have processes in place to prevent something like this from happening.

We are upgrading everything to ensure it's in code and high quality, to prevent future issues.