I do my own work so the cost is minimized. 

So even if your HVAC does go out on you next year for some terrible reason, it will be replaced under the items warranty at no (or minimal) cost to you. 

I will give you ideas on how you can overcome the number 1 obstacle preventing you from acquiring apartment buildings.I have acquired over 1,000 apartment units (and I did it with no money and bad credit) and I shared how I did it, here on BP:Part 1 - https://www.biggerpockets.com/forums/55/topics/690349-from-bankruptcy-to-1-000-units-part-1-thru-the-dark-tunnelPart 2 - https://www.biggerpockets.com/forums/55/topics/692382-from-bankruptcy-to-1-000-units-part-2-rising-from-the-ruinsPart 3 - https://www.biggerpockets.com/forums/48/topics/695243-from-bankruptcy-to-1-000-units-part-3-how-to-build-an-empireWho wants to go first?

Ppl get evicted, move in the dark of night w no notice, etc.  

There is no magic trick, no glow in the dark worm that makes the bass like zombies trying to snatch it.You approach sellers like you would an acquaintance, talking to them like you would ask someone of the street for the time.Hey I am Monkey and I flip monkey houses.

Minimize my cash left in deal (can I purchase and rehab for 75% of ARV)4.

Interest is going to be pretty minimal on $50.k on your two options.2.

I think this helps to minimize variations in the flooring and as others mentioned helps keep things quite.

I'll need minimal support from the company I hang my license with.

Turns out part time has turned into me not fully dedicating myself ad even putting in minimal effort. 2 years later and I am relocating and taking a leap of faith to pursue real estate full time in a new town in a new office with not much experience.