We have a partner who has a oil chart slide showing oil fall from $100 to $50 barrell and B/C occupancy of their 12 properties stayed about the same at 92% while class A melted 13%.I am comfortable buying mid 5 caps and mid 6 caps if the above criteria are met than blindly following properties based on higher cap rates where these dynamics or strategies are not in place.

Not only that, I know myself all too well and I'm sure I'd end up getting into some kind of trouble because I'd be compelled to look in windows, go in back yards, etc. and I'm pretty sure thats called tresspassing. :-)But, beyond that, what kind of cushions are you typically giving yourself?

She can do a video tour of the inside of the home, the perspective tenants can come over to view the outside of the home after seeing the video tour of the interior and look through windows to see the inside. 

Here's a checklist I would use for a Dayton duplex that's good for cashflow.Rental neighborhood, no warzones.Rent ready or closeNo upcoming large expenses (roof, windows, furnace, etc)Double pane windows (pref) or single pane with storms (acceptable)No wood siding.Tenants pay all utilitiesMonthly rent 800-900 for a two bedroom, 1000-1200 for a 3 bedroom.2% rule. $800 gross rent = 40K max priceReduce price by major expenses, and to correct items above.There's some variation depending on the submarket, but this list would get someone started right.

Often times this will be a slide of over $10,000 before you can get a new tenant back inside (and hope they don't put you in the same situation).

Use a frosted window film.

Over the past 8 months our landlord has spent no less than 20 days working in his office right outside our bedroom window.

The speed at which mortgage rates have risen, NO not the fact of where they are but the MENTAL CONDITIONING of going from where they were, to where they are, in such time window, has "frozen" activity.

For example, they want to make sure your windows have actual panes of glass in them and that they have locks. 

I don't have a big enough data set or view to determine if rentals, in general, are sliding.