And if you add in other major mechanical things...it might run up to $10k...also on the lower rent range you will need to have a higher percentage because while a roof's cost will vary by the size and class of the property...things like heat and air and water heater and appliances are relatively fixed therefore being a larger percentage of your rent.

I've read through CA taxation code, section 3172, and it seems that the only encumberances that would remain attached to the title would be government encumberances, judgement liens, and mechanics liens.

Timing of payment from the trust account at the law firm is important... see also an opinion on the mechanics of disbursements.

I'm 29, and hubby is 31 too and assistant hvac manager at a local mechanical company.

Do most of you automatically include older mechanicals in your numbers?

And very cool on mechanical/automotive!

To do it correctly is expensive and by that, I mean pulling permits on all the electrical, gas and mechanical, vinyl plank flooring in the high traffic areas, upgrading the carpet above the cheap investor grade, new counter tops, ceramic tile, addressing all external issues including the fence and external buildings and tons of other minor details.  

Like I said I don't know the advantages and disadvantages of lease option vs subject to but I guess I juste understand the mechanics and paperwork better. 

From my experience, coin operated machines are easy to maintain (vs card operated machines - I am not referring to the actual  machine, but the payment mechanism).  

You mentioned some of the mechanical systems have been upgraded; you will want to find out how extensive the upgrades are, and if there is any original stuff (particularly electrical) still remaining.