The 3 unit cash flows $675 a month and is on town water and sewer but is in a less desirable neighborhood that is blue collar with much less chance of appreciation.

I figure $15k per property to keep in the account is enough to take care of a roof, water heater, and plumbing repair.

Something else for your location would be to remember to close any water valves to exterior hose spigots, and drain any water in the line past the valve by opening the spigot.

I started investing in South Jackson around 2011 when I realized the house I had bought from HUD some eight years earlier was now under water.

Home owners have installed new sub floor, new electrical, PEX water lines.

For example if you want to swim you can read analyze and watch others but the real education is when you are in the water.

The tenants are responsible for common area maintenance, water and garbage. 

The tenants are responsible for common area maintenance, water and garbage. 

Well, Just like many other homes affected by the freeze in our area, every water pipe in our house burst, causing ten's of thousands of dollars in damages.

Only issue is if you want to sell while construction is going on it might deter a lot of buyers (and renters)The duplex I sold IF I had decided to keep it I probably would have looked at converting it back to a triplex (its configuration probably from about WW2 through early 2000's)  - I would have needed to basically replace a couple walls,   modernize the heating system,   add a third and maybe 4th common electric meter,  and find somewhere (probably a shed) for a common W/D and locate a 3rd/4th water heater.