All surround a key issue or issues that result in loss of jobs. 

In all accounts, tile is the closest to "tenant proofing" the flooring, but even then one dropped item can cause a major issue. 

Those are all really expensive items and can easily add up to $35k+ per unit.

@Mary Schr  I'm sorry about the loss of your mom. 

So from a cash flow perspective it's a $24k/a year loss.

If necessary, as in for larger-ticket items, get "a couple two-tree" contractor written estimates and get your price reduction.  

REITs1) act like a mutual fund so liquid2) ordinary income so taxed at your tax rate3) returns are unpredictable4) intangible assetReal Estate1) less liquid (you'd want to hold for at least a year or more)2) returns can be projected based on the Actuals used as an input3) long term hold offers you sometimes losses in the first few years via depreciation deduction and then long term cap gains taxed at a max of 20%4) actual asset

Slow and steady with no loss is actually a faster way to wealth then pedal to the metal with a couple BKs or foreclosures in the middle.

"I'll only work with someone who invests" is just an objection that people throw at you that can easily be overcome by any or all of the items above. 

What seems less likely is that the landlord (from herein referred to as "slumlord") will want to fix the minimum items necessary to allow the property to meet FHA guidelines.