Buyer issues range from only 2 parking spaces, One furnace and the need for some kitchen and bath refurbishment

The park is full of trees, grass, a community garden, and a pet run.

That is bullish for places like national and state parks, bearish for urban and crowded areas. 

Who is currently building wealth through RV parks or Mobile Home Parks?

However, if the $20k was routine maintenance and repairs it should come out of the numerator as expenses, not added to the $50k denominator.

I reviewed his lease and noticed that it had provisions prohibiting consumption of alcohol on the premises, as well as guests past 8pm, and he was routinely showing up to check on his tenants' compliance.

But to someone who has only lived in the suburban McMansion area their whole life, it might be a C/D (there is a bus stop 300 ft away the consistently has someone with a brown bag in hand, people keep their houses nice, but they are mostly 70+ yrs old, cars park on the street because most don't have garages or driveways).I agree with @Erik Whiting, there are people in all income brackets that are good, responsible people.

If you're going the umbrella insurance route, make sure it will cover you for several things including just the routine slip and fall (like mold or earthquake).

I am understanding that these numbers are not part of the Net Operating Income as they are not considered routine yearly expenses.

The more liabilities it has the more the HOA should/will collect such as roofing, pools, maintenance of roads, parking, gym, etc.