The vacant unit (#4) is a small 1/1 in need of a kitchen remodel and a coat of paint (budgeting $4k).

I basically pay nothing in taxes and add $17k per year to my networth without using a single penny of my own money, assuming no increase in property values for 20 years (unlikely).

All the cake frosting cielings are out, and skim coating is underway... 

If you negotiate with the sellers agent to take 4% (if you work with Him/Her direct) then you just saved the seller 2% which means your offer that is 2% less will not actually cost them a penny out of their pocket.

Checkout or follow @Dave Van Horn who can show you how to buy discounted notes at pennies on the dollar with significant upside. 

I'm not a big fan of getting things down to the penny.  

I was just broken into and copper stolen.  

I've just about seen it all ...40 years of rentals.. you might just be smart to tell tenant you understand she's had a very hard time,, but that you'll help defray the expense of relocating by giving her $250.00 cash if she can have all the items cleared out and swept clean.. when she leaves..you understand their are items that will need attention HONESTLY worth every penny. 

These tend to have the newer copper piping and grounded electrical wiring.

@Penny Clark Thank you for that valuable information