When you have more units under the same roof it helps buffer some of the downside surprises you are describing.

If anything it just means that initial newbie tax / buffer is going away. 

Always best to have a professional buffer .Lots of people can do lots of things but alway better to have few people do fewer things .

I am still building my account so for now, I add an additional 8.33% as a conservative buffer.

It's nice to have a buffer for that built into your cash flow.The point I'm really trying to drive home is it's on the buyer to make sure they're making a good investment, and not to assume or trust that a provider or seller of any sort adheres to high ethical standards (they should, but it shouldn't be assumed).Now if you're saying MLS vs TK...

My best deals are things that look scary/ominous but are really easy fixes- luv garages that are titling, stucco that is bubbling, bathrooms that obviously are guts ect  so less experienced people run away Or create such a big $ buffer that  they aren’t competitive.  

I've turned to treasuries as buffers in the short term (ie - TLT), yet the market will always rebound (who knows if this is full on Bear or another manufactured correction), I wouldn't abandon the market completely.

I typically round up vacancy to at least 5 to give a buffer. 

Eight months worth of reserve is usually enough buffer if I’m in a pinch. 

It's harder to BRRRR right now but at least you can create a buffer against an economic downturn.