So the next question, before burning PM at the stake, is:How would you rate the areas that these 14 units are in? 

I've been reading every book I can get my hands on and burning through podcasts.

More specifically, a tenant who was out of town, sent me a screenshot of a snapchat (social media for those of us who aren't familiar with snapchat) of fire trucks and ambulances asking if I was aware of what was going on and that she was fearful that the 4-Plex had caught on fire and burned to the ground.

I can burn through 100 calls in a day since most people let the call go to voice mail and decide if they want to call you back.

If you put in hardwood type floors now and good wood burning stoves then these things won't have to be replaced before their time. 

The replacement cost is what the insurer thinks it would cost to rebuild if the property burned down.

Both Smoke and CO detectors are required by law in our state as well, regardless if there are gas or wood burning devices in the home or not.

I've been burned by a GC who asked for 50% upfront though.

Many properties are burned down, totally trashed, occupied by crazy people, in a flood zone, etc.

Any advice on rehabbing these burned units, things to look out for, best practices?