Thanks for sharing all of this information.Top reasons Landlords are sued, according to Landlordology:Unjustly withholding or mishandling a security depositIllegal clauses in the lease agreementLandlord enters the rental illegallyHabitability issues (mold, water leak, lack of heat, etc.)I always tell new(er) investors that the best protection is knowing and obeying the law while treating renters honestly and fairly.

. - if there is one), look into central cooling and heating.

Trulia has a good heat map that is fairly accurate and will give you a pretty good picture.

Often if you include electricity, heat or water, the tenants are less concerned about how much they use because they aren't paying for it.

Hey BP,  From what I know, the seal coat for the asphalt provides nice look and also provides some protection against the elements, but I also learned that seal coats won't last on older asphalt and it's pretty much not worth it. 

@Tara Ballenger you have 2 important elements - rental income from your vacating property and rental experience.   

They are seem to last longer in the Chicago elements and the keys don't get as rusty inside. 

That means new drywall, duct work and central air and heat.

Replied to the Agent referral regarding the multi family properties; advised $250,000 would be a reasonable purchase price for each building, that price would create enough room for us to overhaul heat & electric and do minor cosmetic repairs to the units and keep them rented...

I have received very affordable quotes for spraying monthly and more costly quotes for quarterly heat treatments, with different opinions on what is best.