Don't replace the roof until you absolutely have to...roofs in Florida last 15 years because of the extreme sun beating but even here, the trick is to maintain/re-shingle - rather than fully replace. 

Most importantly though, if someone doesn't want to live in an area, it will be a very hard business model to maintain, and challenging to find good quality tenants.

I run and maintain with integrity, but some tenants can lack honesty.

Basically, it's commercial property, so take your lot rent and some percentage for expenses, usually in the 35-40% range (lower if city sewer/water, higher if you have to maintain) and then whatever the going cap rate is.

Also would be better to seek possession and assign it to a management company so they can maintain the preservation costs which may make it less likely to argue on the costs involved?

This could also provide an opportunity to maintain your current job as your rental portfolio builds up.

If your Rental is in good shape, updated systems, well maintained, etc. the rates from some companies with only RC may be equivilant to others that will only do ACV.

There are plenty of good well paying jobs around, mostly factory but the work is here and close by although I’m new to the area (5 months) I’ve noticed some hot spots for crime, drugs mostly, but what confuses me is one block is decent, yards maintained, clean looking, nice curb appeal, but then you go a block down and it looks like a war zone.

Anytime I buy any Real Estate(especially MF) I always make sure it adheres to the 3 Immutable Laws of Real Estate from Joe Fairless:#1 - Buy for Cashflow#2 - Secure Long Term, Low leveraged debt #3 - Maintain adequate cash reservesWhat happens when you do not have cash flow is you have to maintain your operating capital fund out of your own pocket.

If the zoning is Single Family Residential (SFR) or R-1, the triplex may be legal non-conforming (grandfathered), which means it may be repaired and maintained in its current state, but you could never expand the structure.