It definitely requires a long term perspective and able to supplement the cap expenses in the short term.Most of my rentals are in working class areas (Class C with some that may be B-) and small multiplex (duplex to quad). 

foundation work can be expensive, but when repaired properly and defects are corrected I would, sign any limited lifetime warranty, but I refuse to market that way personally....I would rather explain this to my customers why they do that instead of just being honest and say it's marketing and then break it down

Fremont/union city too expensive to have positive cash flow (willing to do 25-30% down).

purchase 200K for 12 units, income 6300 expenses 1500 currently rented looking to hold not flip

We know those tenants don't have the money or income to collect against if they destroy our units, so its cheaper just to pay to get rid of them than to run those legal expenses and risks of further damages.My advice - this is a small enough amount that its worth it to try to settle and if that doesn't work, pay outright at closing.

$5K seems pretty expensive to make a few bucks/month.

That's the expense I sweat and fret over. 

One of them did say that when it was more expensive, they could buy less properties, and when it corrected they would tap their existing properties and buy like crazy via HELOCs.

They will initiate their own insurance policy, that may be more expensive than yours.

I gross around $110,000 per year in rent and pocket about $3,200 / month depending on how many expenses I have.My goal is to achieve financial freedom soon.