It’s a good idea to speak directly with an insurance agent who understands multi-unit properties to customize coverage for your specific situation.

Ask to speak with some of their current owners and current/former tenants.

I can only speak to the Texas market, where malls that focus on creating consumer experiences (coffee shops, kids play area, entertainment-based tenants) are still performing well even in this age of online shopping.  

Speaking of context, consider the second picture showing the delinquency rate over the past 33 years.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Would I buy the 5 homes with negative cash flow?

She doesn't have a speaking role.

During that time I've often described the multifamily market as a traffic collision at a 4-way intersection where you had (lack of or negative) rent growth coming from one direction, and from the other directions: cap rates, expenses, and interest rates. 

In some of the big cities (speaking in Canada), you have people who want to live in Toronto or Vancouver, but they can't afford the rent with their lifestyle...and they don't want to move.   

Recommend:1) Speaking with a landlord-tenant attorney about your options2) Keeping an eye on the property -> ask your old neighbors to do so if you are too far away.3) Try to do a surprise visit to catch who else may be staying there.