And they have more privacy, a yard, their own 4 walls, roof, private parking, etc.Stick built investing is very lucrative but takes much bigger dollars.

Roof condition and ageThere are a lot of things that could come up in an inspection report.

As prepared as you may think you are there is a steep learning curve you are getting ready to undertake.

The house is actually in decent shape except for the roof and electric panel.So how much will it cost to remedy broken pipes? 

3000 seems steep for a Walnut Creek apartment, you must be in one of the beautiful complexes like Ivy Hill or Brio.

I've always done single family homes before.The numbers look good to me, but the margins are slim- then I look at maintenance since there's 6 properties with 6 roofs, and I question myself.I crunched all the numbers, and if I take purchase price + points + rehab costs I get $835k.  

That coupled with the fact they they sawed one wall in half to fit a larger refrigerator and the roof is sagging.

I currently rent out 3 of the 4 rooms in my house, (it is not a duplex or triplex, so all under one roof) to 3 ladies to help cover mortgage, tax, insurance, etc.I am trying to figure out what is the best tax strategy for 2016/2017 for investors who have tenants living within their house.

I got two quotes for renovations, and I'm going to go with Finishing Touches.The renovations are going to cost ~30k, and include a new roof, upgraded electrical system, adding a shower to the master powder room (which requires some reconfiguration to the room next door), new counters, paint, flooring throughout.   

Load bearing walls, decks, roof framing, lally columns, etc. if you're careful, you can find rehabs that need nothing structural even if it's a gut.