Tenant base consists of landscapers, HVAC, janitorial service, roofer, dog groomer, etc.  

Any amount more specific (or even ballpark) really depends on 1) your comfort level, 2) your goals, 3) the accuracy of your expense budgeting; and, 4) the accuracy and consistency of your budgeting for repairs, improvements, emergencies, & vacancies, etc....If all you ever buy are properties with positive cash flow from day 1, you determine your income by the number of those properties you buy.Have negative cash flow properties?

I've been searching the paper and craigslist and I've found a few units that are fully occupied and generating 1500-3000 per month... why in the world would anyone sell something that is making money consistently?

I consider about any property that generates enough to feed itself that doesn't take much of my time as a good deal, just let others pay for it.

If the inspection and/or estimates from the contractor change the repair value then we will seek seller concessions.And the property absolutely meets our criteria (which we have consistently stuck to throughout this process) - nice neighborhood (older, but well-maintained), great school district, great location and solid comps.

3) Is it standard practice to pay a monthly fee for a POF letter or a pre-qualification POF letter in order to have it consistently available?

any feed back on this other prop ? 

We don't have crazy swings in appreciation like the coastal states do, but you can consistently find cashflow properties that meet the 2% rule with hard work here.

A person with integrity will consistently carry out the spirit and intent of the agreement.

The tenants in the first unit have consistently been problematic.