In the Austin market, multi-family has been on a tear not only in rental increase but most definitely appreciation over the last 5 years!  

Nightmare is probably the best description, and even after the blood sweat tears (and absurd cash we dumped into it), we broke even or lost money for years before finally admitting it was a massive mistake and ditching it to break even a couple years ago.All that said... we learned a TON, and we proved to ourselves that if we could make it through that we can make it through anything! 

If somebody runs around and acts like they’re really tearing it up with apartments and multi family and they’re only making 8000 a month or 10,000 a month that means something.

It was fed vicariously through your character (paying your people while you lived on Ramen), your sweat and tears. 

I have a clause in my lease that pet damage is not considered normal wear and tear and they will be responsible for all damages that can reasonably be determined to be caused by a pet. 

Are we able to tear down and build 3 or more units or add a unit to lot?  

@Alex Smith roof can be $12,000 for one layer or $18,000 for a total tear off. 

I would definitely make regular inspections and document the additional wear-and-tear.

I truly do appreciate it.Light rehab I mean paint, update the bathroom (tear out tiles, new toilet, vanity, floor), and new counters in the kitchen.  

If it deteriorates over time (wear & tear) and that is not a covered peril, then it would not be a covered loss.