It would take a saint to resist ripping you off, and that saint would not be the patron saint of builders, St.

By the way, congrats for resisting the invariably expensive "mentorship" program. 

This forced me to have all the floors replaced (with luxury vinyl plank instead for water resistance/longevity) which cost about $6K all in. 

The change from that would take years, could you weather that storm?

I think the housing rally has gotten long in the tooth, but I weathered 2007-2009(and started buying hand over fist in 2009-2013,) I'm not gonna dump income-generating assets on some fear of a correction or crash.

Hey Jude (Sorry, I couldn't resist) you may want to reach out to @Kris Cole she's very knowledgeable, responsive and will steer you in the right direction

Also, as the weather warms, hopefully the a/c is on the thermostat - showing the home with the windows closed should lessen the impact of Hampden.

I have 122 front doors and in the 7 years I have been investing in rental properties have had 3 residents die, others trashed a few, bankruptcy, 1/2 of a roof blow off, inefficient Property Management letting slow paying tenants payoff debt too long and need to evict, an OD in the unit (prescription drugs opiod epidemic), plumbing issues (water goes down and the units below have damage too), mistakes by section 8 or other government assistance organizations, the city coming by and citing for shingles on roof starting to look weathered, but no leaks and required to replace entire roof, Furnace or boiler go bad etc....You can NEVER have too much in reserves. 

Each area has it's particular housing and eviction laws, weather and seasonal changes and so on.

Not something I have experience with because I live in a fair weather climate, so please take with a grain of salt!