My assumptions - My projections for what I can get for sales price and monthly rent are only my best guess looking at other properties.

Insurance, I'm not sure, but I'm guessing $3K/yr.

But I guess really I'd need to know what your market is doing and what type of wholesaling you are wanting to get into.

I guess my question is, what's too far geographically from my residence to buy investment properties and still have some sort of life?

Im guessing that was added in mine over 100 years after the home was constructed.While this property has a lot going against it...it probably has zero chance of appreciation....if you could get it for close to $20k, and have $10k into repairs, and get the rents up to $1200...then you should be looking at a property that hits 4%.

Until then, I guess they keep us in business and vacancy free.

Guess I need to learn all i can about property management.  

checked about 8 roofing companies with the best reviews on yelp and:1.) most people are booked until march/april/may2.) had to leave messages in 90% of the contacts3.) one guy (who said he won't work on it) said he guessed $2,500I used this tool on google:http://www.roofcalc.org/plugged in all the stats to the best of my knowledge, and it calculated $1,900-$2,900...most likely $2,300 thoughSo I'm guessing $2,500 is right...it would just take awhile to get done.

800k is a lot of cash doing nothing - - but money market CDs aren't worth the effort (at this time) either.I would guess your 7 units are SFRs, so you should be able to get some level of LTV in a cash-out refi and use that to fund another purchase.Caution: don't try this on all units at the same time!  

My guess would be business casual.