A few months back I purchased my first multi family property as I was told throughout my reading and research you should always put money aside for incidental fees such as minor repairs around the property and big ticket items roofs windows floors boilers etc.My question is I have a home warranty program that covers boilers hot water tanks electrical refrigerators microwave washing machine plumbing etc. do I still need to put money aside for repairs?

@Angela Joy Seard I'd have to agree with @Greg O'Brien if you are looking for that smaller shop feel and boutique service then I'd probably stay away from the "big guys" as they are just a machine that is going to churn you in and out very efficiently but likely won't have a lot of personalized services. 

Also how are you handling washing/changing sheets? 

@Ozzy Sirimsi FAX MACHINE!!! 

When I told my realtor/investor friend about the car I was buying and how excited I was, he said to me why don't you invest that money in a $100k rental property and use the monthly proceeds from it to finance your car purchase? 

The bed covers or mattress protectors appear to never have been washed or checked for stains or dirt - disgusting!

Anyone have luck in the area using apps such as deal machine or lead Sherpa?

I honestly want to have it for myself I  can work out a deal with the current tenant to purchase the machines from them but I also have access to newer machines.

One guys tactic to build a buyers list was he put bandits signs all over that said "3 bed house needs work.

So I'd suggest offering to buy Tenant 2 a white noise machine or something like that to show good faith, I mean outside of making physical repairs while they're living there, what more can you do - maybe a fan ban throughout all units?