Also, confirm who handles the HOA-related items, it's not uncommon for PM's to not provide this service and it falling back unexpectedly on the owners.

The second issue was the outlets inside the house.

Turned out all my properties I was under my deductable so that was a unexpected 16K expense thanks to Irma.Two weeks ago I got a notice from my insurance carrier notifying me come October my insurance will no longer be renewed due to lack of documentation that repairs had been made.I called my agent and apparently there has been some mix up on their end. 

Can I fund the unexpected capex items, and can I maintain a reasonable level of tenancy.

The first property you get will have closing costs and need probably several thousand dollars in a "general fund" to fund your advertising, maintenance, unexpected CAPEX, initial vacancy, etc.

The more units, the better chance you'll have of making them succeed and any unexpected vacancy will not be so painful. 

Question..... say I do a refi on a rental and pull say 400K out. Let's

I'm sure you've got a lot on your mind, but if you'd like to connect with a few event planners to talk about what they're looking for (should impact/influence your build-out) let me know and I'll send you a couple names. 

Like it should be 4% rather than 0.04% interest for the refinance 5 - The above^ may kill the deal if recalculated and you're hoping to hold, but also consider if 30k is enough meat on the bone for you if you plan to flip, as you may be paying some closing costs too (depending on your market) when you sell, as well as unexpected costs

We have had some unexpected A/C issues in 2 of the units over the past year.