I invest in B areas, particularly Riverwest here in Milwaukee, and if you get good systems in place like cozy.co where you do an ACH transer from the tenants account to yours (which is free) so you are never chasing tenants around for rent and also set up a google voice account where you can set "business hours" for receiving calls (I only receive calls between 9 - 5 on weekdays and none on weekends otherwise it goes straight to voicemail and sends me a text of what the tenant left a message about if it truly is an emergency) managing is not a huge strain on time. 

You'll probably need to have some back flows installed too.A run of the mill FA panel is going to run $1500-7500 depending on how many contact points you need (read # of smoke detectors, pull stations etc), and then there is programming etc.

It's certainly doable, but other parts of the story strain my credulity, like where it says "Henkel kept acquiring new properties near campus.

My 1st floor apartment has its own break but the 2nd fl, 3fl, and common areas are all on the same panel. I

but this isn't an argument of "the walls are too green" or "There's condensation between the panes?"

And just to be more ambitious, this is the list of everything I want to do:- Clean all the junk and debris from the house and yard and demo the shed in back- Replace the roof and fix the gutters/soffits- Landscaping- Replace all the windows with double-pane vinyl windows- Replace all the floors in the house (ceramic tile for the kitchen/bath/laundry room, and vinyl plank for the living room and the upper level)- Re-do the bathroom with new everything -- plumbing, tub, shower surround, floor, sink/faucet, toilet, mirror, accessories- Re-do the kitchen with new cabinets, counter tops, and sink/faucet- Paint the entire interior (white ceilings, beige for walls, white for trim)- Replace all the light fixtures, outlets, and switches- Replace the front and back doors and put in new locks- Add smoke detectors and carbon monoxide detectors as required- Finish off the upper level (that was begun by someone else)I want my rehab budget to stay at or under $30,000 and I want to complete everything within 2 months from closing. 

If you are straining your relationships for the sake of investment, you mine as well quit while your ahead.125k duplex in Miami? 

I put in a little elbow grease and scraped off the old paint, put on some new paint, & put new window panes in.

This includes aluminum wiring, vinyl or T-11 siding, galvanized steel piping, Polybutylene piping, double paned windows of dubious quality etc.

Warning many relationships have been destroyed or seriously strained by business partnerships so I would exhaust other alternative, bank or seller financing ect. firstGood luck