Lower risk and leverage, institutional grade real estate may be okay.

If you want to get it done once and for all, get a landscape or engineer to check the grade and flow and find the correct way to stop the water.  

Plus a promotion that's going to net me an extra $1000 a month (Guaranteed pay grade promotion) is set to happen in May.Risk - I believe both the seller and buyer receive low risk with this arrangement- The Seller maintains low risk with their mortgage and taxes being covered with added extra income.

One stated a whole house needed piers for 20k and all it needed was grading and better gutters.

I wonder if there's any movement on changing that law.If you're serious about investment, the premium rentals in the Sacramento area are not really rental grade.

It was really ridiculous given LTV was 60% and lease was guaranteed by investment grade and tens of thousands of locations.

If that's one you are interested in most all of your initial questions on that market will be answered in The Ultimate Guide to Grading Cleveland Neighborhoods.

Everyone has a slightly different idea of what each property is on the letter grading system.  

The cheap stuff is just as durable as expensive grades I've found.  

@Alex SanfilippoFor door locks I would go with commercial grade to withstand the abuse.