If you have a 4-unit property for example, you will need more liability coverage than a single family property because you have more people coming and going and thus, more potential injuries that could occur.The best advice I can give, however, is to be diligent in your business practices and in maintaining your properties. 

You can mitigate risk by maintaining a lot of liquid assets on your personal balance sheet (plus having a W-2 income).  

The SFR are maintaining decent value and there is a lot of mfr and a couple larger complexes in this area.

I have no employees to baby sit, no perishable inventory to move, no franchise fees to pay, and no store to maintain.

Keeping the thermostat at 75 will keep the the heater running for long period of time to maintain the house at that temperature. 

The mortgage is in the partner's name and he is willing to continue to carry the mortgage by maintaining a .5% share in the llc with no ownership rights (It goes without saying that there is a lot of trust between the three of us). 

If you have one or two month vacant, then, most likely the cash flow of that year will be negative, if you add repair, maintain .... .... it will be even worse.The housing market here is picking up, its about 2-3% appreciation/yr.

Not maintaining the underlying limit. 

It depends on your investment / lifestyle / business objectives.SFH and Townhomes have different criteria, management theories and appreciations, pros and cons to each, different types of tenants, different challenges.SFH historically appreciate better than town homes, town homes are typically much easier to manage and maintain.

That's what leads me to believe she's more motivated to sell than she's trying to appear.She pays $300/mo for lawn upkeep (which she let go during these past few winter months) and there's the costs of maintaining a private well and septic tank and stocking the pond on the property.