I am seeing prices for light rehab (some Sheet rock, paint, grout, caulk, moldings) for about $3,000 for a one bedroom unit- I mean there are so many ways you can define what is light rehab vs medium etc- but I got a few quotes for painting/some sheet rocking, new moldings, etc and that seemed to be the range (like 2500-3500$ for a one bedroom) including materialsplus an additional 300$ to clean out debris, and window repairs I'm still waiting on separate estimates for but can share information on what I get back :) 

They are a well rounded and responsible (good credit) family and he has done most of the maintenance and large repairs over the 15 years she's lived there.

They will eventually break down and need repair or replaced.  

It may mean the repairs are significant, or it is in an undesirable area. 

As Kenneth said, make sure you factor in vacancy (8%), capex (5%), repairs (7%), prop mgmt (5% even if you do it yourself).

Other than not being directly involved with the real estate (homeowner is responsible for repairs, taxes and insurance-which can be considered a pro) They claim their default ratio is 3% and that they have no problem getting homeowners to purchase.

I’ve renovated the house from top to bottom, removing walls relocating bathrooms etc. and last year I sold off the extra lot which was now on a new road and 1031 exchanged it for a fixer-upper in Nashville Tennessee, repaired it and that is now rented out.  

The problem that I am running into is that with $20k down in my market (SLC, Utah) my available properties are slim and I often find that after analyzing properties that I will not be in positive cash flow as owner occupied or even with the anticipated cash flow after moving out with each unit fully rented with anticipated rent raises.

Also if you have rental units you want to make sure that you have sufficient reserves should the need arise for a major repair. 

I'm an out of state investor so I'd prefer minimal rehab/repairs.