Duplex that was reasonably priced and in good condition How did you find this deal and how did you negotiate it?

Discomfort that improves the living condition and property (repairs/maintenance) is different from discomfort that interferes with the peaceful enjoyment of one's living environment (constantly barking dogs).

Go find another property that is in good condition and has a listing agent who isn't afraid to be forthcoming.  

Also got to go and deal with an air conditioning issue at my other property, Shop vacuuming up water and cleaning up a basement floor!

Some want the tenants in place as a holding maneuver while they decide their own exit...I have rarely come across a serious buyer who would require vacancy as a condition to buy.The few times I have, I think cash for keys is the most compassionate way to move everyone forward...But.....If you only just have the contract, they are not your tenants.

Specs on this house:  4 bed, 2 bath, "ugly" house, decent condition, needed new roof, we subsequently discovered a previously abandoned oil tank which seller had to remove.   

I would experiment with raising it at least to halfway between current rent and comparable rents in the area for the same beds and baths, amenities, condition, etc. 

One other thing, I also wanted to second Brendan's allocation of 5% for CapEx and Maintenance but to base it on the condition of the property.

Recently purchased a residential triplex on Grand Ave in Saint Paul and the garage is in horrible condition.

Also, buying in "as-is" condition is a huge benefit to the seller.