Basically, I try and get them NOT to sign a lease unless they agree to only reaching out for things that 'affect the ability to live and/or feel safe in the house.' 

My recommendation would be to do a walk-through with a good inspector or contractor, put together a detailed scope of work and then start getting bids.And, based on your level of questions, I think it's safe to say that you're probably not ready to do a long-distance flip. 

I doubt anything this serious would arise if your checking all your bases, but just to be on the safe side I suppose?

What I would like to know is can I deduct the whole purchase price of my cell in a single year using the De Minimis safe harbor?

My very unscientific estimate has me very safely in the PAW category.  

I'm planning on doing fix and flips then investing long term in buy and hold properties as well as some other safe long term investments.I currently work full time for one of the largest health insurance companies assisting with health care management for one of our largest clients.

Our business model is to provide reasonably safe and affordable housing to low-income families, which isn't for everyone.I'd also note that 43222 doesn't cover all of Franklinton. 

This has reduced cap rates, increasing values tremendously, and with the continual influx of capital out of "less safe" investments into "safer" investments such as multifamily, cap rates should continue to compress, only lifting valuations higher.All this is to say, that in my opinion, Multifamily is still a great asset to invest in.

While I know it will be run safely and professionally by the wife, clearly there are concerns over liability, wear and tear, potential neighbor issues, etc...Only because I know their character, I would like to make this work somehow.

(A) A landlord who is a party to a rental agreement shall do all of the following:(1) Comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety;(2) Make all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition;(3) Keep all common areas of the premises in a safe and sanitary condition;(4) Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances, and elevators, supplied or required to be supplied by the landlord;(5) When the landlord is a party to any rental agreements that cover four or more dwelling units in the same structure, provide and maintain appropriate receptacles for the removal of ashes, garbage, rubbish, and other waste incidental to the occupancy of a dwelling unit, and arrange for their removal;(6) Supply running water, reasonable amounts of hot water, and reasonable heat at all times, except where the building that includes the dwelling unit is not required by law to be equipped for that purpose, or the dwelling unit is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection;(7) Not abuse the right of access conferred by division (B) of section 5321.05 of the Revised Code;(8) Except in the case of emergency or if it is impracticable to do so, give the tenant reasonable notice of the landlord's intent to enter and enter only at reasonable times.