Welcome, @Andrew Untersee I have a handful of rentals in Nashville that I bought 4-5 years ago that are doing great, but now with the market conditions I have shifted over to be a full time developer.

If the market shifts that could turn to -100.

Noticeable foundation settlement has occurred with cracking/shifting.

It all depends how desperate the seller is if they will consider your options.If they want all cash and quick close and know they will be rid of the problem to shift all the risk to your side then has to be an ultra low price with huge upside for your time.

They all eat, work, and sleep in shifts, but it might be worth my while to add another bathroom and laundry room.  

Finding a great PM is key; you need someone that understands the game and how to manage tenants that know how to work the system.I've recently shifted my focus to NB, which is more landlord friendly as pointed out by @Peter Crisp.

Over the last year, I’ve shifted my focus to multi-family and sold the majority of my SFH/condos.My most recent acquisition was an 80 unit apartment complex.

We had the report analyzed by a Geo-tech company and was confirmed that it was clay not a sinkhole that shifted the foundation.

I think another plan may have better averages of being a retirement fund (hands off no liabilities) if that was shifted to high yield REITs with the same re-investing part you mentioned.

We've become a self-destructive society.