Not sure yet if it raises more questions than answers:- https://www.biggerpockets.com/forums/50/topics/212...Once you can succinctly understand the answers to your questions, would you PLEASE post them here?

But being born and raised in Oregon were we have no basic vandalism and theft issues and hardly any Section 8 and people pay there rent from auto drafts he just did not know what he did not know.. he dumps another 600k into this does the common area improvements..

The problem persisted, so we  pressure tested all the lines in the house (found two leaky valves - under 100 PSI - but nothing to explain the increased water consumption).Then we found the cause - a disgruntled tenant (who was moving at the end of his lease) who would come home in the evening and leave the bathtub spigot running for an extended period of time (another tenant ratted him out as they were tired of all our intrusions while looking for the problem).  

You're right around 50% of rents which passes the sniff test. 

@Hernan Guelman, I don't recommend raising your deposit percentage just so you can massage the figures into showing a (small) positive cash flow return.

Usually there is a garden spout right after the meter,  shut all the other mains and draw water from the test spout.  

Born and raised here, unfortunately it's one of the most expensive places to live!  

is anyone doing a Radon test in there rentals as part of your initial prep after purchase?

Im looking to to raise 100% funding on buy and hold purchase for Single Family, Multi Family homes and Apartment buildings.

HOA fees can tend to raise whenever plus if there or any special assessments that can be a hefty amount as well and really make the buying and selling process a nightmare.