Is that kind of option commonly available?

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

I'd rather earn a little less but have common-sense laws.

I had clients who lost four plexs and not one but 5 or 6 of them as they went 100 % vacant for extended periods of time.. 1 year or longer rent could have been 50 bucks.. it happened.. and it happens.. what you find with larger multi is those that buy it especially in syndication form. usually put max debt on them.. and then when you have vacancy rates in excess of a certain number and that might be only 15% or so.. these properties become negative cash flow.. reserves get sucked up cash calls are needed maintenance gets differed etc etc.. it happened.. and it does happen.. were do you think all these guys buying distressed multi or rentals get them from.. someone is not running them right..  

Tree roots are a common culprit. 

It is far more common for tenants to decide to move at the end of a term lease.

New to area (large military population here, so this is common)2.

I would never plan on Vacancy lower than 8.34% (That's one months rent).  2.5% Maintenance and 5% CapEx are also low. 

This unfortunately is very common for inexperienced landlords to encounter.

.- single family homes have higher % appreciation over townhomes- single family homes have generally more maintenance then townhomesThose are just some key points that at least i look at when considering my next investment property.With your price range however, it might be harder to get single family home in a good location.Hope that helps!