Or, you could get whacked with a hail storm this summer and need to replace it very quickly.

Once every 15+ years we have a BIG one, but living here for 30 + years, other than a little hail damage on the roof --- knock on wood --- we haven't had much weather related issues....BUT, with that being said....we do make sure we have enough insurance to cover replacement cost and our insurance will cover the income missed for a year. 

I understand that there are many people here who praise this and hail that wholesaler as a god in the business doing what he should be doing. 

I'd send the hail mary to the tenant and say, "Hey this is the last I'll bother you about this - I'm sure you're busy and I hope you're doing ok.

Mailing to absentee owners, in my opinion, is a hail mary.

Plus we put a new roof on in 2006 after a hail storm which insurance took most of the cost of.That's why I'm curious what others really run for expenses.I run two calculations on my spreadsheets.  

While these claims are true, each one is a legitimate claims -- 2 of which were for minor issues resulting in ~$300-500 claims, one involving theft and vandalism for roughly $4,000 (someone stole the central air unit and cabinets), and the other two are on his primary residence -- hail damage, etc. 

Lost 7 roofs in one storm last year... 50 cent and larger hail, windows shattered...

I'm sure as an insurance adjuster you've been pretty busy with the recent hail storm. :)

All Hail"