This property was just listed and it seems to need LOTS of work- the current price is $100,000 the house has foundation problems (not sure how deep) and needs rehab work- House built in 1940 2,500 sq. ft 5 beds/3baths.

pros : -near bart-mostly updated with in last 2 years-3/1 rented m2m @ 2700-2 units vacant,  2b/1 each, can rent around 2200-newer building around 15yr old, original roof-not much repair or work needed , both vacant units can be rented as it is. - tanent pays all utilities - low maintenance property cons:- number of bedrooms dosen't match with city records,  city shows one less bedroom and 1 more bathroom, might be issue in conventional mortgage ?

MIne includes but not limited to: roof 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span.

Getting all the units under less roofs should make management a lot easier.

We are planning to put in ceiling fans in each bedroom and the living room, as well as insulating the roof a little bit because the crumbling plaster has got to go and make way for drywall anyway.

The beams in the roof are sinking and the foundation may have shifted.

New roof, new windows, paint, new hvac, new pool pumps, landscaping, appliances, and on and on and on...

Those abandoned spaces are going to need to be probably totally repaired to make them safe to use, and you're right that 11 lots is not going to give you much scale.

There will be unit turnover costs, and capital items (water heaters, roofs, etc) that may need repaired during your ownership, so make sure you are saving for those with these reserves.To be honest, there are deals out there that make sense, but in today's market finding SF rentals where the numbers work is very challenging.  

I have another investor that doesn't want a roof with less than 10 years, but the nastier the HVAC the happier he is because it smells like money to him.