I think it is 5 of them altogether....

I think we were quoted something like $2k for assembly (everything comes in flat-pack boxes like their furniture) and install. 

Are we talking renting for a couple months while she finds new place or are we talking renting with no intention of moving.First situation while not ideal might be acceptable for short term if that is what it takes to make deal happen.Second situation flat out sounds like a bad idea in my opinion.

The hardest one was a flat roof in Brooklyn.

I budget 5% for repairs on all properties, and a flat $200/month for Capex on single families or 7% for multifamilies.

This doesn't exactly answer your question, but have you considered offering a flat fee to a realtor to list it on the MLS for you with a note to contact owner for all questions and offers?

I don't think I've ever seen a contract that prohibits inspection altogether.

If the market had stayed flat and for some reason I had to sell, I would have actually lost money because of transaction costs.It's time I open my eyes and use the "BRRRN" method - BACK AWAY, REALIZE my mistakes, RE-ANALYZE my situation, RESTRUCTURE my portfolio, and NOT REPEAT!

I personally know a lot of seasoned home flippers that have gotten out of that business altogether and now are rehabbing homes instead for the new investors.

I really don't want to fall flat on my fave and get discouraged as soon I as I start looking for properties  and lender.Please if you can, point me in the right decision.