I have a 3 year old unit that cost me $10,000 to install that may need to be replaced soon because of tenant shenanigans. 

I was planning to replace the roof in about 6 to 10 months from now, because I ran out of money with the rest of renovations. 

They also replaced the AC/Heater in 2021, so very little needed on this little diamond in the rough.

Rick, I think online permits are limited to the items below that I pulled off the website: Request Electrical & Plumbing permit for new or replacement electrical & plumbing for single family/duplex homes

So, I replaced the AC unit.However, the water dripping outside persisted.

And when you're shopping for your replacement properties in your 1031 exchange you'll also want to pay special attention to the current insurance on the property.

(is there any reviews or history on his business online)The inspector that said 70+ is probably one of those everything needs to be replaced don't risk type, however will probably be the more expensive guy.

Have Lowe's replace it with the right one, but it was stolen since it was left on a porch. 

They agree to let me market/show the rental during their final 30 days in hopes of finding a replacement tenant and preventing vacancy/loss. 

I'm the mindset that it's better to own fewer high quality properties than lots of inexpensive ones (e.g. all those roofs, HVAC etc to replace in the future).