Yes some business will shutter before they can re-open, but this should present opportunity for new businesses and the labor should re-allocate.

I would use over 3x your allocation.  

"--------------------------------Not a question of the landlord "properly maintaining" the water line, it's a question of allocation of loss/responsibility after the inevitable decay/damage/loss occurs.

capital to allocate?

For example, developing neighborhoods or luxury properties requires strategy and planning alongside connections to reputable sources that can allocate a quality build.

I also plan to allocate time to explore alternate deal-finding avenues beyond the MLS, including probate listings, foreclosures, vacant properties, wholesalers, turnkey, etc.

I feel like turnkey is the best place to start for people new to investing and don't have a lot of time to allocate towards the investment process.

@Gene Maryushenko Variable Cost PM is the % of the income allocated to the property management

I am allocating about 10k for each unit, but totalling around 400k.

Your Schedule E losses can go up to $25,000 but if you have expenses that cannot be allocated to the rentals, they show up as a passive loss (that you can't deduct) on Schedule C.