However, anything above normal wear and tear falls onto the tenant.

We all fall on our faces. 

Networking - the more relationships you have, the more deals you see and the better chance a cherry falls in your lap3.

Many classes will be going online this fall, so that's going to effect vacancy rates for student rentals.

The other one is in Beaver Falls Pa near the Shell plant.

I am trying to avoid falling into the trap of manipulating the numbers to justify moving forward.

There are A LOT OF TRAPS along the way that can/will make the deal fall through (and cause you to lose your earnest money).

If they can't deliver a clean title then the deal falls apart and you get your deposit(s) back but you'll probably be on the hook for some legal fees from your attorney and bank if you started a loan by that point.

So that would be 2-4 unit properties as anything 5 and up falls into commercial financing terms which are not nearly as nice as those low fixed interest 30 years loans that you can get 10 of.

Falls through within a week.