All we have are basic markers in a persons past to measure by and I will not be forced to gamble my business on their future behaviour.

Anyone holding in 2008 knows it's not always rosie.Another metric (or measure) is NOI/door. 

As far as due diligence, and I hope others can share...you check the neighborhood, check to make sure the property is as it says it is from the listing on the county website--meaning if it is a house-make sure there is a house there, or vacant land with correct measurements, check liens on the property---some can be very expensive which could cut into your profit, figure out how much you are willing to bid on it (and stick with it).  

I would measure the old windows after taking the trim off , then call a couple wholesale window places.

Submeters Are Installed The landlord has certified to the local board of health that a licensed plumber installed a submeter that measures and bills for water going only to your unit and checked that the submeter is accurate;12.

Maybe I should measure it.

Most of your comments boil down to a measure of the landlord, their integrity, reputation and ability to manage their own business effectively over time.I'll never lower myself, but expect them to rise to meet my expectations.

I use this, with other things in to consideration, scores: 700 & above: one month depo, 700-650:1.5 month, less than 650: 2 mo deposit. though score is just one measure, i also see their credit payments, if they are late on everything, i wouldn't take them though they make good salary.

Therefore, I don't see property values coming down measurably when they stop buying simply because there will pent up demand by first time home buyers, and investors that still want to buy in that market.Timing plays a major role in real estate investing.

Again, there's no doubt that our country USED to be the greatest country on the planet by most measures.