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. 

I barely have the time after I get off work with the stuff between my two boys, my wife, still trying to get this machine up and running, etc.

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

Keep doing this until your at a bare minimum your credit cards, are paid off.  

This is a money game and I do not care how many real estate of investment gurus out there tell you, say, or offer books on how to do this business without money or credit don't fall for it, You need money for this business as in any business and you need money to protect yourself.Can you find ways and times when you can get control of real estate without any of your own money or credit, possibly just like  it is possible for me to walk from San Francisco, California to New York City bare foot but think about it, would I really want to do that?

Not sure if I want to laugh since that was pretty funny or cry because it is barely an exaggeration...

That blue tape is for people that don't know how to paint.Last year, both of my daughters wanted their bedrooms to be pink.

About $40K would be the bare minimum.

It was an iffy property that barely met my standards, but I wanted to make a deal (it'd been a 9 month dry spell).