You are speaking as though $800 to $1000 a month from one property is nothing.

Most lenders will let you use up to 70% or sometimes even less.

Deal 1: 4 Plex (it's stripped down to studs, a guy ran out of money on the rehab)Purchase price 160k, Rehab 80k, Total all in: 240kExpected Rent: $4,000/month to $4,400/month depending on how quickly we want to rent the units out. 

A manager will roughly cost $100-$150 a month to take over a unit (it could be more or less in your market) and manage the units.

Months later, Tenant is now claiming close to 10K.

Right now I own a duplex, I live in one unit and rent the other for $1400 per month.

However what happens when the tenant vacates and now the unit has to be turned over/takes a few months to find a new tenant and during that same period of time the sewer line goes and you get hit with that $15,000 cap ex expense in addition to the vacancy and turn over costs.

I’ll also amortize large items like roof over 20 yrs, and then add $100/mo/unit for general repairs.

Scheduling is the hardest part of construction , good subcontractors are not sitting home waiting for the phone to ring , they are scheduled out weeks if not months ahead of time .

There is still a shortage of homes under $1250 a month for rent that when advertised, they are being filled in a matter of days.