I think PM are more likely to stay and do good work when the project has many units under one roof vice spread across town.Can anyone shed some light on their investments horizontally vice vertically.

At this moment the only thing this property needs is a new garage roof.

At those price points, all major systems should be on the front end of its lifespan and really, the AC should be new and Roof less then 5 yrs old.  

It is a good community to network and learn about all aspects of real-estate investing.

Sounds like your background is a natural fit as to the aspect of buy and hold that you are exploring. 

I am looking for guidance in all aspects of real estate, I have been doing non stop research on wholesaling property.

HOA fees are $250 per unit and pays for insurance, outside buildings maintenance (including roof), Gas and Water.

Like Mark said, you have to look at rental restrictions, HOA fees and what they cover, and also watch out for special assessments that might be coming soon like roofs, painting, driveways, that can add several hundred dollars a month to the normal HOA fees.  

CapEx would be for things like roof, hvac, w/h.

There are two aspects of protecting yourself from discrimination.One is what you present to prospective applicants, posted in an office they go to or added to the application.