Within in 12 weeks we were able to essentially build 2 new units ( will break that out below) rehab two more units, up-fit the existing units with water saving measures and fix the foundation leak, drainage issues ( another un planned cost) along with giving the entire complex a significant face lift.

Waiting on estimates, probably ~$4-5k unplanned expense for additional water, electric, and gas meters but worth it to avoid paying tenants' utilities forever or dealing with tenants arguing over who took the longer shower.

Buy a cheap property on a Heloc and hold the 20k for unplanned expenses as I am new at this.

Generally you should have set aside the equilivant of 6 mounts rent as a contingency fund for not only repairs but also unplanned vacancies.

Appreciation is an unexpected/unplanned bonus.

Now this is the story all about howOur flip got turned all upside downAnd we'd like to take a minute just sit right thereWe'll tell you how we lost $60k on a $1.25M flip-turned-new-construction that took 2.5 yearsOur ...

Since I have multiple properties with individual accounts this makes it covenant to cover any unplanned expenses as they occur.  

I mean seriously, that's like an abortionist bitching about unplanned pregnancy's.     

It’s always a good idea to add a little “I.C.E” funds to your repair cost Incase anything goes unplanned.

Additionally, a good asset manager will reserve cash for use on future capital expenses, so you don't need to worry about setting aside a portion of your income for unplanned roof repairs.