It seems the more properties an investor owns, the worst condition they tend to be in, in my experience.

Traditional investment property loan probably the worst idea?

the worst thing you can do is rush into something because you need a place to live.  

The best practice is to plan for the worst and hope for the best.

Math was my worst subject In H.S.

@Jason Daubenmire in my experience wear on a property is worst with adults, then children, then pets.

Putting more money down to get higher CF is an illusion.Example:  $100k Property; Loan terms 4.75% for 30 years; CF wo/loan = $750/monthA - 20% down - $20k DP; $80k loan; DS = $417/Mo; CF = $333/mo($4k/yr); payback DP = 5 yrsB - 25% down - $25k DP; $75k loan; DS = $390/Mo; CF = $360/mo($4,320k/yr); payback DP = 5.78 yrsC - 30% down - $30k DP; $70k loan; DS = $365/Mo; CF = $358/mo($4,296k/yr); payback DP = 7 yrsEvery year you hold a property means a greater chance of a CAPEX, vacancy, repair, etc...which comes out of pocket, and must be added to the $$$ cash needed to recover before you start making a profit.The biggest illusion, and the worst rationalization you can do, is to think that by increasing your DP you can turn a negative CF property into a positive one. 

Worst that can happen is the counter top could snap at the narrow points if you don't brace it during the cut and moving back into kitchen.

I've actually helped most of these folks set up their investment accounts, so I've seen all of their financial info.The worst is when the agent they selected completely drops the ball on something, and I have to hear about it. 

I just drove by my property and the landscaping is very overgrown it is the worst on the street by far.