(Obviously in Vegas we have zero siding or roof expenses so your mileage may vary.)Good luck. 

It seems as if the options for owner-occupiers of three-unit properties are pretty limited, especially if the building has a flat roof. 

The concern arises when you're acting as an agent for others—there, the law is stricter.Since you plan to use the agreement for future properties too, it might be worth getting legal guidance upfront, even though the $1000 fee sounds steep.

Not sure how to account for cap ex when you factor cap ex roofs, hvacs, etc in.

.”• I pay all the costs – things like Real Estate Commission - Title Insurance - Escrow Fees - Transfer Tax -Termite Clearance - Roof Certification – the list goes on and on..• And I buy them in an “as is” condition.

An extra $200/mo. to me wouldn't be worth it to have so many families/people under one roof.

You can have two properties with similarly sized roofs in two completely different neighborhoods at different cost points. 10% "might" be a starting point, but it depends on a lot.

Well basically I have had connections to help with the roof on to help gut the house as well as try to GC some of the little bit of stuff I needed done but far as that just the finance guyWhat was the outcome?

BUT, I had to put on a new roof which I didn't think I needed.

Lots of things come immediately to mind:  Septic problems, a new roof, HVAC failure, lower-than-projected rents.