So thats an Increase in gas and wear and tear on my vehcile I also need to factor in.  

If you a 4-plex (2 on the first floor and 2 second floor) and the area floods and the first floor structure gets damaged then you might need to tear down the bottom tow units, therefore the upper 2 units have also to come down. 

Not many multi fam in that price range in the metro now that are not tear downs. 

Doesn't include tear out or prep work needed. 

I've been looking at tax auctions since I wasted $7,000 on a course going to the auction at houston, Texas, but most were just tear downs.    

Confirm you have legal egress windows/doors.I would consider whether the extra income is worth the extra wear-and-tear on the home. 

If there is any damage or excessive wear and tear.

My definition may differ from bigger pocketsClass A is richer tenants ceos to upper lever managers, sometimes newer buildings like 15 years old or in the case of NY just extremely well mainained updated  buildings, latest amenitiesClass B is slightly older buildings, well maintained, a little outmoded, tenants are normally professionals like mid managersClass C is working class and buildings need some renovationClass D war zones a lot more concentration of crime, tenants normally are not working and some will tear up the building

E.g. in Santa Cruz, you tear down 1 housing unit with water and build 6 new ones.. you pay for 5 new water services.

@Nghi Le check out Nolo as that doesn't seem correct that they could withhold that much:https://www.nolo.com/legal-encyclopedia/washington...Also, typically the landlord would not be able to charge for normal wear and tear so your friend needs to check on the exact work done on the carpets, various repairs, and cleaning.