@Daniel Kent I have a couple properties in GC and the CO Inspections aren't awful. 

Then the one tenant really nice guy who lost his job and aren’t paying him or something.

There are a wide spectrum of companies that would fit that description.Most local residential real estate investor companies are relatively small (in terms of the number of employees, not assets or profits) and they aren't going to care very much about which specific area you majored in.

Prices are high, property taxes are high, and there aren't a lot of MF properties. 

The smart locks aren't a bad idea, but I'm not sure I'd do it in an area that's not at least a B class or so. 

We aren’t giving leniency other than what we agreed on in the lease, 3 day grace before late fee (already applied) and 7 day notice on the 7th.

The age of the property doesn't always mean things aren't still functional, and safe.

If you aren’t familiar with what this is, it’s a written authorization to represent or act on another's behalf in private affairs, business, or some other legal matter.

There simply aren't enough units to spread the costs across. 

Not to mention most sellers aren't going to give you unfettered access to walk every unit on a property and examine all major mechanicals before you have an executed contract.I'd recommend reading https://www.amazon.com/Complete-Buying-Selling-Apa...