BTW we did a property inspection on this unit when we bought it and besides the fact that there was someone sleeping in the laundry hookup closet it was in pretty OK shape then...The TurnI try to make my apartments the high end of the low end.

Your mom's gift to you has given you the opportunity to skip some of the early boot strapping, teeth rattling, sleep losing all in, risk it all growth efforts.  

Getting busy was a factor, BUT there was always time to find in between jobs and sleep that I coulda billed.It was weird when I stepped back to observe my own behavior.

It doesn't work that way and if they buyers have a problem later on they will com after you.The ultimate question is when you go to sleep at night if you disclosed everything and conduct your business in the most professional way for the long term and have nothing to hide then you should be fine.This is not legal advice.

If you have a bunch of money already you can go directly to commercial and skip houses altogether or set just a small percentage of your portfolio with the houses so you do not have too much of a headache.Not up all night but I did get some sleep.

That is the best way without disturbing the walls etc. to see what is behind them.

which is the garbage (and not worth it IMO) reason most people do refinances, so they sleep well at night based on the fact that typically a low refi appraisal doesn't really have consequences for anyone.

I can't make it work and not lose sleep worrying that one little thing will wipe out a whole years profit.

Ever since I discovered BP I have dove head first into eating, sleeping, and breathing real estate.  

If you did invest and / or  did take on more debt for education; will you be able to sleep at night.