One unit wasn't completely redone because the tenant has been there 20 years and preferred fewer repairs to keep his rent lower. 

Home type- I am looking for 3Br 2 Bath - what is the most prefer type of house that tenants with family prefer there.Thanks Brian

Generally, it is all about your preferences and goals.Some people can not just afford the cost of a house or investment property in California, hence Houston, Texas and San Antonio, Texas become an option for them.Goodluck to everyone taking action.

I thank you all for the reply to my question I never did a lease option deal before, that's why I but it out thereto get some opinions to that question in case and most likely it will come up again, $50 is nothing to me what I wanted and prefer to do is put it all in my company's name  some how.

I'd recommend finding out why the units you're interested in are non-warrantable, some reasonings seem to be a bigger deal than others but come down to your preference.

I also am at the stage where I would prefer to not have roomates anymore - so I opted to go the multifamily route.

We prefer Rentler.com for tenant application and payment management and Stessa for financial management. 

He was very disappointed after I let him know that I could only give him a two-year lease because he wanted a multi-year lease, preferably a 4-year.

I would evaluate what price points and tenant class you’d prefer and go from there rather than looking at absorption rates for rentals. 

At that point, it really comes down to preferences.