The duplex that you say needs $12k in repairs to get it rent ready - do you already own the duplex, or is this something you are thinking about buying?

But there are things such as minor repairs (update a pipe on a radiator etc).As for why more than 6 units a year = simply to have passive income so we can take care of our kids, my parents and leave grandkids with something.

The house needs a lot of repairs but it has great potential.

I always allocate money going towards repairs.

Does anyone know of a good contractor who can come take a look at a property with me and give me a line by line estimate of the repair costs in the Seattle area?

Emergency room personnel they can tell you that on a daily basis they deal with multiple dog bites and repair terrible   situations to kids faces and fingers..that are NEVER reported  this is DAILY mind you.. and the dog is a 25 pound or less dog that has you said you could "drop kick".

For the 18 months that I hired them for their services, they have charged me over $11,000 for maintenance, repairs, & upkeep of this home.

Maybe my expenses and reserves are too conservative, but I think they're reasonable:PM: 10% - actualVacancy: 8% - estimate; 1 month/year and includes annual lease-up for tenant renewal (just a few hundred dollars, so less than 8%)Repairs: 5% - estimateCap-Ex: 5% - estimateGross rent is $885/month for this 3/2 rental. 

So......I am looking to buy 3 bed single family home with very little repair needed.

My argument is, since the inspector noted "fair" and "poor" condition, this is proof that the property requires greater than average repair expenses.