And I hope to be ready to buy within 9 months (we are moving from LA)  Hey Eric, Sounds like you have a solid goal and are putting the pieces into place.

I lived in Sound End for a bit; beautiful, walkable area with plently to do 

Sounds like he's had a ton of experience as well.

Given its age, we’re planning for a roof replacement and two new AC units within the next few years, which we estimate will cost around 15 - 20k in total.Our single family rental, built in 2020, is newer, so we don't expect major repairs anytime soon.On average, the duplex runs about $400–500 per month in maintenance and repairs (including significant repairs like AC replacements), whereas the SFR averages under $100 per month.

Ditto @Michael Baum - a simple 3 ring binder and I update/replace it if it looks even a bit worn down.

The GP was so open and transparent every step of the way with the different types of insurance that were essential, adjusters, replacement cost, debris removal, code upgrade, etc.

Does this sound right?

Since reserve studies attempt to forecast replacement costs of items over a 30 year period they are having to recalibrate since the reserves they are now using did not use the latest increase in construction costs.

We've owned them for 20-plus years but the recent property tax increases have negatively impacted our cash flow as have major repairs such as roof replacements, AC units, etc.

It sounds like your house hack was a success after securing the FHA loan and renting out the second unit.