Always have an inspection period in the contract.

No idea how long they have been on the market I drive periodically hoping to catch a neighbor outside to ask. 

Or when routine inspection (every 6-12 month) happen it should be obvious enough for the inspector to see if there is active termites, so my property manager can notify the company to come back during warranty period?

or is that cashflow over 4 month period?

i am calculating irr for 10 year period and after tax is 5.90% nd cap rate is 3.62% would you consider this too low? 

You would save money by getting a more desirable interest rate with a Cash-Out Refinance--- and spread the repayment over a longer period of time. 

Hire a good eviction attorney, period.

PERIOD.

Make sure you send an itemized list of repairs and costs to the ex-tenant within the time period required by the law if their is such a law in your area, take the tenant to court and try yo get a judgement.

I'm looking to get in to real estate investing and been looking into starting with a few wholesale deals before getting into the multifamily rentals and I live in southern Illinois have been doing some research and found that your only allowed to do one wholesale deal in a 12mo period with out a broker license any truth to this or advice?