As a general rule of thumb, no one ever lends for less than the rate of a high yield savings account.  

Metal roofs are highly recommended and should last for a long time I'd want everything to be gone form the old roofing and everything inspected properly before the job gets started.

Not sure if the answer isa) nothing I can do about it, b) put a wireless water meter to help detect leaks on it (how does this work for a rental where the internet is theirs?)

Not sure if he's telling me this as a pressure tactic to get me to sign up this week (which is very not cool) but I feel that $8 or $12K is a huge amount of money up front.  

Marie is an old city with a high vacancy rate, declining population, poor tenant quality, and will never see any meaningful appreciation.

Many agents will place the first applicant with the necessary funds, take their commission and leave you high & dry with a bad tenant.YOU SHOULD DO YOUR OWN SCREENINGS! 

@Will Boller I would highly recommend Hostfully.

High crime & unemployment. 

Guess what since previous weak tenant was market rent you are losing your ***.I look at high cap stuff when it's few years left ( blend and extend ) or it can be weaker tenant at higher cap rate like 10 cap BUT I want them paying about half the going market rent for the building size or less in that market.

Which means I will still need to finance about $400k for each property at about 9% rate (the rate is high because we'll using a commercial loan as we'll be purchasing the properties under an LLC).