If we buy a building in a great location for an amazing price, I know my investors will be pleased in the end.Best,WOW, that's a huge building I can see why you say its more of a ship than a building.what were some things that you looked out for in the buildings that you pursued or may a key factor that helps to give you a better grasp of the deal or it potential. 

Floor drains are actually part of the property's overall plumbing system and rarely are caused by one factor since the purpose is to remove both wastewater and sewage.  

Where you'd want to buy would depend greatly on where you work, the importance of schools, what you value most (walkability, privacy, etc.) and all the usual factors. 

Call a couple of PM companies ask what the vacancy factor plus ask what they charge.

As far as vacancy I normally factor in 5% to be safe.

One important factor to remember is to stay true to the numbers.

So if price is the only limiting factor of why you don't want to invest in Cali, it may be worth it to reassess (I would love to chat if you would like to). 

In this case, it depends on the tax treatment of your LLC's.

As for cashflow on 4 plex’s, there’s lots of ways to run those numbers and lots of factors play into typical returns for a property type.

Make some offers and get in the game.No substitute for practical real life experience.My final comment if you want to buy and hold and are investing for the long term.The biggest factor in a successful investment will NOT be what property you buy.