All basically said the same thing - It would require some digging to determine the cause and a plan for repair. 

Your capex/vac/repairs is pretty high, so if you lower that to 15-20%, that should provide that minimal cash flow, unless the place does require quite a bit of capex/repairs after your reno.

I don't like $850 rents on a house because a single repair can eat up months of cash flow.

I am hesitating putting them down as I doubt anyone will believe me anyways.ARV $320KCost of Repair...Purchase Price...When I am done with this one and we sell it, I will share these details. 

Take for instance I deal I'm running right now - Duplex (we'll occupy for the first year, but running numbers for when we move out)Purchase price: $190kTotal Rental Income: $1750/mo10% down: $19kClosing costs: $6kTaxes: $357.08/mo ($4,285 annually (6%)Vacancy/Repairs/Management: $350/mo (25%)Monthly Cash Flow: -$53It's sort of disheartening.

I have experience managing most other parts of build/repair, but not foundations.31x26 square feet. 

The biggest hurdle I have found is finding someone reliable to make repairs.

Sure, the cost to reno and repair may be more, but over time what would be better to provide more significant cash flow, -- stating that all these provide similar cap rates, repairs, etc. -- I assume the 24 unit. 

. $3k for the bathroom, $2k to paint, $4k to repair the fencing and $1k for blinds, outlets and closet doors.

Both structures have their separate utility meters.The main house was leveled in 2003 so that will need to be taken care of; 4.5k. 1.5k for drywall repairs after the house is leveled.