Make sure the cash flow estimates reflects the 50% rule (probably 60% allocated to expenses other than debt service would be safer for the pro-forma in the low rent units).For the low rent OOS markets, 50% rule is not a large enough percent.  

Buyer acknowledges that during the course of Buyer's negotiation with Seller, Seller selected its choice of (i) title insurance company licensed in the state where the Property is located to provide Buyer with its title insurance policy(ies) (the “Seller Title Provider”), and (ii) the closing agent, and Buyer was given the option of either: (a) Approving the Seller-selected closing agent and the Seller Title Provider, in which case Seller would pay for the cost of Buyer's title insurance policies and all related search fees in accordance with Section 8.2.2 hereof, AND one-half of all escrow and closing fees charged by Seller-selected closing agent, not to exceed Four Hundred Fifty Dollars and NO/100 ($450.00), unless otherwise required by law or agreed to in writing between the Parties; or (b) Rejecting the Seller-selected closing agent and the Seller Title Provider in favor of a different closing agent and title insurance company licensed in the state where the Property is located to provide Buyer with its title insurance policy(ies) (“Buyer Title Provider”), in which case Buyer would pay for the entire cost of Buyer's title insurance policies and all related search fees and all of the escrow and closing fees charged by the Buyer-selected closing agent, without any contribution from Seller, and the provisions of section 8.2.1 shall apply"With the Owner's policy I will still be responsible for Lis pendens for code violations or not ?

If you buy a property with 25 percent down, I’d aim for 200 dollars a door.

Can the same percent guidelines be applied?

Anything over 40 percent gets tricky.  

Some of the laminates say lifetime(wink,wink).

At this point I am going to move into commercial real estate, first of with an already established personal storage facility, based on current listings I've viewed lets say I would purchase one for 1.8 million dollars, only putting down just over the down payment of 20 percent (400k) and then taking my remaining 400k and purchasing two more residential properties, one outright and  one via 20% down, holding onto roughly 200k for emergency funds.

The $5-6k in costs is a decent percent of deal. 

We only go up to 75 percent of value.

Buy gold coins.The idea with gold is to hang on to it for a lifetime or until needed in an emergency.