The smart locks aren't a bad idea, but I'm not sure I'd do it in an area that's not at least a B class or so. 

We aren’t giving leniency other than what we agreed on in the lease, 3 day grace before late fee (already applied) and 7 day notice on the 7th.

The age of the property doesn't always mean things aren't still functional, and safe.

If you aren’t familiar with what this is, it’s a written authorization to represent or act on another's behalf in private affairs, business, or some other legal matter.

There simply aren't enough units to spread the costs across. 

You are still authorized to hire, even though it is in an LLC. 

Not to mention most sellers aren't going to give you unfettered access to walk every unit on a property and examine all major mechanicals before you have an executed contract.I'd recommend reading https://www.amazon.com/Complete-Buying-Selling-Apa...

Then, if you aren't a failure like almost everyone is, come back and talk about "what if?"

If you own fewer than four rentals and you don’t use a broker or agent to rent your property you don’t have to adhere to the fair housing act.You aren’t  required to modify the property at your expense to accommodate the disabled Tenant.

There aren't a lot of lenders willing to do 28K loans.