Building new, rehabbing, buying tax deeds, ect etc...I like them because they are setting the comps in local neighborhoods that need improving but I would like to see how thier business model survives without such a strong market. 

The deceased guy has children that are heirs can she over rule them by saling the property.I was thinking the children has more rights in the property than her.

Unless, of course, she managed to scrape up enough money for a down payment on her own property.Those are the consequences of tenants with an entitlement mentality treating their landlord's rules like filth to be scraped off their shoes.

One thing that has helped me is I stick to the rule that I won't buy something that I wouldn't feel safe living in myself. 

That is a good rule and has you on the right path.Cons- I would like to see vacancy at a 10% vs 8% but that doesn't seem like it would affect your numbers too much.

If I needed to improve my hitting I would be visiting the batting cages.

You need to do some digging if the city plans on improving infrastructure and growing..

As interest rates rise and property values decline, my advice would be to season a LLC or a few to DnB Paydex scores of 80, build two 800 FICO scores and study how to pay zero income taxes (incl. studying WA business taxes vs. no state income tax rules).

When running the 50% Rule, after you subtract your debt service how much CASHFLOW would you shoot for per door?

Only exception to that rule is if the property is in one of the college districts or edison district etc., or downtown which unless you have $50mm your not touching.