Just looking at say Massachusetts where Im originally from where they use a 2 page "contract" which is really just a letter of intent...then they have a lawyer draw up the real purchase and sale agreement, to here in the DC area where our contracts are 50-100 pages long and it is the agents who handle everything with the contracts and no lawyers involved except the title attorney, who really acts as an insurance salesman and not an attorney.I remember reading on these forums that there was some place where the tenants provide their own appliances.....I couldnt even fathom that.

Series LLC should be mentioned for consideration because it has probably what is closer to your ideal.  

Maybe I'll crunch some numbers and see what it'd roughly cost with city water, and factor in pump wear/electricity/ecological considerations.  

If he could potentially sell more (or all) the properties in one deal, it might save him considerable time and money.I bring this up because my wife and I own two duplexes in Newburgh and are currently looking for more small multi-families in the Hudson Valley.

Is it near something(hospital, rehab facility, etc) that draws short term rentals? 

The only solution is to take away their right to make discretionary decisions altogether – including decisions based on rational, nondiscriminatory considerations."

It also depends on which strategy you are working on and the dollar amounts. lastly, volume is a consideration as well.

(take the draw money).

If your repairs will be over 30k or require structural changes (removing walls or foundation repairs) you might be required to go with the Full which has some additional hurdles in such as requiring the use of and FHA 203k consultant, and a General Contractor, as well as Architectural drawings.

Does anyone take in consideration weather/natural disasters when investing out of state (ie tornados, hurricanes, earthquakes etc)  or is it "I have insurance who cares" mentality?