I have a lot of things that are not in my favor.

His tenant moved out in December 2014 and decided to do the owner a favor and flip the main breaker... 

Some pros and cons to each, but all generally favorable for holding properties for cash flow.- I live in LA and have only bought in other states, and I can tell you for a fact that there is no problem I've ever had on a property that I couldn't fix over the phone.

Don't try to make an 'investment' work by fudging the numbers in favor of a shorter commute.

If you fail, then you need to pay as you need to accept risks as well, it can't all be to your favor.

Many people won't call in their family or favors or reserves until they are faced with an eviction.  

This is where and when you'll stiffen the upside penalties and make clear to 'C' that there's a new sheriff in town.I'm not in favor of trying to buy the property and clearing title as that's not where the real opportunity exists.

Rents continue to rise, favoring Landlords to buy more and also 1st time homebuyers to buy instead of rent. 

I've never enforced a penalty, but it still provided a legal basis for firing a contractor or suing of he doesn't complete the work in a timely fashion. - Don't pay ahead of work completed, or at least minimize payment.  

The seller usually didn't realize or care that the buyer was there because of the inclusion of that clause in the contract, the seller's agent was spoken of in an ingratiating fashion, and the investor could present their offer in the most favorable light.