Not sure is seller will accept an offer with these contingencies as it will cost time on the market if the contingencies are exercised.  

If after adding the additional monthly recurring costs (electricity, gas, water, internet, insurance, lawn care, snow plowing, etc.) to the standard long-term costs (Mortgage, taxes, regular insurance, etc.) the property won't net at least $100 if I can get the average rent I see on FF for that area, then the property isn't worth more investigation.

Things change regularly and I would truly be interested in hearing from investors "everywhere". 

Instead, just make it a habit to show up regularly and deliver amazing content.

If you have been using expensive vendors, consider switching to more affordable service providers or negotiating bulk discounts for regular services like landscaping or repairs.

We’ve had great success with our listings, regularly achieving 5x the market average ADR on Airbnb and receiving frequent offers from local realtors to purchase.We’re now considering scaling up with a new project and have been approached by a friend who’s interested in partnering with us, providing financing for renovations.

Liens are being filed regularly against Blacktip-involved properties.

If 80% of $4,200 ended up on the depreciation line (in addition to the regular depreciation of the building) - you are fine. 

You do not state what is actually "breaking" with your systems, but AC's generally last longer than many other appliances when they are properly and regularly serviced.

I clearly don’t get on here regularly enough 😑