You are too dangerous and will loose your own money.

I think there are too many people who focus on getting that one job, when in reality, having only one source of income that's earned is dangerous.

I want cash flow to mitigate risk and value-add so I can BRRRR. 

For cashflow, on the other hand, you can mitigate much of the risk before you even acquire the property.

Limits on tenant screening, source of income and financial profile protections, eviction record sealing, mandated mediation and payment plans for people who fell behind and making eviction literally the last possible option except in cases where the renter is putting the lives of others in danger”Who builds the houses?

I don't know the market but your numbers still look good even if you had to reduce the rent to mitigate vacancy. 

Hire professionals to remediate, because it is dangerous. 

If it's breaking apart, that's when it becomes dangerous and needs removed. 

Would love to hear what others are doing to mitigate liability risk.

I am a fan of investing from a position of strength and mitigating risk.