From bare bones to the best: basic, broad, and special coverage form options.  

I've reviewed over 50 properties in this area and I can't find a single one that hits the 2% rule on gross income, this one barely clears 1% - any thoughts?

You also really need to shadow other inspectors 20-30 times bare minimum, but you won't really know anything till you've done 200-300 inspections. 

On the downside, there were two poor tenants, one reasonably good tenant, two vacancies, virtually no upgrades or remodels done beyond the absolute bare minimum over the last 25 years, and the neighborhood is poor (though not War-Zone status).

Shoot for 10% and you get that or less. 10% is barely a real estate commission.Perhaps you can sharpen your pencil on the rehab.

Most of the PM co's I talked to said 60 units was pretty much the bare minimum to bring them in, but 80 was their preferred minimum.  

I've had similar situations where someone who barely qualifies gets their application in a few hours before a fantastic prospect submits their application.

Also my vacancy allowance is over double the rate for the area so that will also help take care of that since i will only be marketing if a unit is vacant anyway.As for the major items, the roof is barely 2 years old so im not worried about that.

I consider the $40K+ ones to be expensive and barely worth the effort even as buy an holds. 

We have  estimated our Rebab for our duplex at $25,000 and although we have barely started I think we will go over that number.