I think that you also have to differentiate between commercial laundry leases and weather you own the machines yourself or not. 

Property is in Southern California just outside the LA city limits--generally mild weather conditions.  

I am currently somewhat contemplating weather or not to get a RE license, and this exact reason has me thinking.

It is cold weather and it's completely normal for people to put a sweater on, or at least long sleeves (like I did for the first time in our home today).  

I'm just thinking i don't want to replace the floor for a long time..the location is not great...ive had 4 tenants in 12 years...i don't want to replace the floor every time tenants move...leaning on th Vinyl Traffic Master planks...i stopped by Home Depot and thought they looked nice...im just not sure about the timing due to the cold weather now...

I am totally with you on the weather thing.

The mild weather takes a smaller toll on roofs and property and you don't need big HVAC systems. 

@Dean HulsingA question I ask myself in a situation such as your find yourself: Is this building in an area where investing 50K will truly produce the results you forecast?  

The metrics I pay attention to do not forecast a recession in the next 9 - 12 months.

A roof, for example, might last 15 years and $200 x 12 x 15 is $36,000 - more than enough to replace a roof, barring violent weather damage.Hope that helps...