If you purchased SFH (with no HOA fees), then you would have that extra $150-$200/mo from HOA fees to go to increase your cash flow, save for repairs, etc.2) Have you considered using some of the excess money (current going to pay down the mortgage) and putting it into an account for each property to cover repairs and eventual replacement of items?

Also make sure you have loss of rent included in your policy.

The contract shall contain at least the following provisions:(1) The full names and then current mailing addresses of all the parties to the contract; (2) The date when the contract was signed by each party; (3) A legal description of the property conveyed; (4) The contract price of the property conveyed; (5) Any charges or fees for services that are includable in the contract separate from the contract price; (6) The amount of the vendee's down payment; (7) The principal balance owed, which is the sum of the items specified in divisions (A)(4) and (5) of this section less the item specified in division (A)(6) of this section; (8) The amount and due date of each installment payment; (9) The interest rate on the unpaid balance and the method of computing the rate; (10) A statement of any encumbrances against the property conveyed; (11) A statement requiring the vendor to deliver a general warranty deed on completion of the contract, or another deed that is available when the vendor is legally unable to deliver a general warranty deed; (12) A provision that the vendor provide evidence of title in accordance with the prevailing custom in the area in which the property is located; (13) A provision that, if the vendor defaults on any mortgage on the property, the vendee can pay on that mortgage and receive credit on the land installment contract; (14) A provision that the vendor shall cause a copy of the contract to be recorded; (15) A requirement that the vendee be responsible for the payment of taxes, assessments, and other charges against the property from the date of the contract, unless agreed to the contrary; (16) A statement of any pending order of any public agency against the property.

The home inspection is now back and I have found from it items which total to around 6000.

I will focus more on the items you suggested.

One of my old borrower back in Indy started a company for these things.His target was Realtors who needed to get the repair addendums addressed on new purchases  You know when the home inspector comes through and has a laundry list of little items.. in the buyers market of course buyer would come back with a repair addendum fix 100% of the items.. well now that the market has shifted the seller say take it or leave it..

You need to figure out market value, closing costs for the sale, capital gains etc and then set your price you are willing to sell....and it aint 10k less than you paid for it....not even close.People don't go UP after an inspection.....they go DOWN 99.99999% of the time.Unless she is willing to put in a written offer at your selling price, DO NOT do the inspection....all she will do is find stuff she will then expect you to fix as the landlord....Unless you are desparate for $$ there is zero reason to sell at break even or a loss......

The hardest item to overcome though is pollution and toxic waste remediation.

I've been buying and selling real estate for more than 30 years without a loss.  

If you like the idea of wood flooring look into lock & fold or glue down wood.One of the newest items going in is LVP or luxury vinyl plank flooring.