Our rentals range from B to C class.

The real estate agent said that in order to find what we are looking for we would need to look in the 400k price range and have to put a minimum of 5% down.

The reason is that the vast majority of apartments are leased months before they are available to move in to, so we are signing leases now for summer move in dates.  

Most are in the .5% to .8% range.

Given the debt free nature of those properties you've got a lot of possibilities You may want to test the market to see about a value add project in the low 1 million range. 

Unfortunately, it's not uncommon for lenders to botch up the financing on multi-units, as the vast majority of lenders are not experienced with navigating and funding these property types. 

What i've learned that the quote ranges form 20k to 39k depending on, tear off, TPO cover up, TPO w/insulation 5 install. 

For this reason it should not play a big part in the decision making process.The question you want to ask is if you have a partial loss, range of $100k-$300k, what % of that claim do you want the insurance company to pay and what % are you willing to pay or have reserves for?  

In my $1200+month B+ rentals, I'm still in the 50% rule range most years. 

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