Post Falls actually, but within 30 miles so I figure the market is about the same.

  - keep an eye on comparable rentals in the area, look at their calendars and see how booked they get in fall, winter, spring so you can get an idea of the off season rental market. - when doing your finances plan for housekeeping, rental management fees, upkeep, supplies and off (and on!)

In the past I've been working in underdeveloped areas in Annandale & Falls Church.

This might fall into the analysis paralysis category from a different angle, but as a newbie I just don't think I know enough yet to make informed decisions. 

The chimney is old and falling apart, some of the liner has collapsed.

... seems unlikely for a 4-plex, but we had a 24-unit fall apart because the Appraiser was instructed to determine a price at a prescribed CAP {which was 2% higher than anything which had moved in the past two years}.

If their income which pays you comes from the folks who are in treatment and the repairs affect the amount of income they can earn then it is safe to assume the payment obligation will fall under stress as well.  

Most of them fall into the price category that you described. 

What do you guys think of the way this is falling into picture?

I have had 3 deals fall through that seems to have taken the wind from my sail, making me wonder if this is the path that I should be taking.