I have done this and then we lost half of our W2 income, then a big HVAC repair, then the ELOC rate drifted up from 4% to 10%, then a storm forced a roof repair sooner than expected.

They will do a slap dash job on a house that still has a bad roof and foundation in a neighborhood that will see zero appreciation. 

Amortize your major repairs (roof, hvac, built in appliances) and add an estimate for small maintenance.This feels not terrible to me.

There will undoubtedly be blue tarps on roofs for months and months to come.

Ex:  A roof in my area cost 9,000 and will last 25 years.  9,000 / 25 yrs is $360 a year. 

I then hired contractors for plumbing, electrical, roofing, and HVAC upgrades.

Guy who inspected gave some report asking to fix the issue on roof and if it’s not addressed they will terminate policy by January,15th.

I would at least recommend you have them shop a policy for you.One thing we did note is that with hail damage to roofs, they seem to be decreasing coverage/increasing deductibles on that if ever needed.

Double check any cap ex you might have coming in the next year or more there so you can plan to set that aside (boilers, roofs, etc).

I then hired contractors for plumbing, electrical, roofing, and HVAC upgrades.