From various conversations I had when I looked into this, you need to have 12 - 15 units per set (washer / dryer) to make it sufficiently profitable for them.

You have enough income to satisfy most so increasing it is not  necessary.Do you have sufficient equity to liquidate and get out of real estate entirely to actually retire.

With that being said, based on what I have read and people I have talked with, I believe a $5,000 cash reserve per property could give me a sufficient cushion to handle routine maintenance.

If I write up a contract stating the purchase price, appraisal/financing/inspection contingencies, and time line and we both sign, is that sufficient? 

Kevin do you think being in your industry makes it more feasible to find these deals or is MLS/Zillow sufficient?

As a realtor, we try to highlight the impact the furniture and furnishings will have on the appraisal and try to direct them to commercial loans if they do not have sufficient cash. 

Furthermore, the Internal Revenue Service has also taken the position that if the replacement property is sold immediately after your 1031 Exchange transaction is completed then it was not held for a sufficient period of time to qualify for 1031 Exchange treatment.

Price and terms must give you sufficient margin.

In other words a quad to live in for a nicer area generally has a more stable tenant base and higher level of learning than low income areas.Big difference between a self-sufficient tenant and one banging on your door all the time to tell them how to put their shoes on (sarcasm but reality is low income has lots of issues)."

If you have sufficient income coming in , then I would hold.