HVAC went out. Now what?

[Asem AbuAwad]

Hi BP world, 

So I just had my 10 year HVAC unit go out for the first time on my first rental. Luckily, I am prepared and the reserves are there but it ate all the profit for the year. 

My experience with home warranty is bad as they always find holes in the contract to avoid paying their share. I didnt not have the HVAC covered at the time it broked, but even if I did I know home warranty will give me a hard time replacing it. So risk was taken and I paid the price. 

My question is what are effective ways to follow to minimize these huge expenditures in the future and how can I find those parties in the DFW area? 

Thanks, 

Asem