I would definitely verify the upfront cash needed.It all depends on personal preference and condition of the home but for me the maintenance and capex % is a touch low.

Also, I typed into google, "We Buy Houses" and there are websites online that claim that they buy houses any condition.

Most websites say carpets have a 7-10 year life span and others say landlord is responsible for replacing carpet every 5 years, which that does not make any sense to me.

Hopefully there's some verbiage in the lease about accepting the condition of the property as is.

Legally, they are mandated to present any and all offers, whether in writing or verbal to the Seller.Your offer should reflect the condition of the property.

I've had two gentleman threaten me in the last few months.

Deal flow is king in this market and you either need to have it or to invest with someone who does.Done correctly, passive investing does not simplify life during your learning curve but it does afterwards.If you can predict economic cycles, forget about real estate and short (or long) the stock market...much easier than messing with REI.Stick with good sponsors, cash flow, add value, prudent debt, and reserves...good recipe at any point in the cycle.And if you are investing passively, consider assets classes other than just MF.

RE has been part of my life since the beginning, my father was a developer - very small scale, 20-40 lot neighborhoods which were mostly ranch/split foyer starter homes.

This creates a dangerous work condition for installing and to do any maintenance on the unit. 

Otherwise just enjoy life.