Even in a lower priced investment property, like a small SFR, what does the investor without a contingency fund do when say the ac or a furnace need replacement?  

For renewals, it’s wise to switch to TREC forms to stay compliant.Regarding disclosure, yes, you should clearly identify yourself as a licensed real estate agent.

The repair was extensive and costly, requiring excavation (about 3x6 feet) to replace the broken section and clean up the mess.

The house oscillates between cheap veneer "new stuff" that's already chipping/flaking/breaking and very old stuff that is in need of replacement.

NOI Underwriting Methodology: NRI and EGI, real estate taxes, operating expense underwriting rules of thumb, replacement reserves, appraiser’s impact on lender underwriting, expense comps, etc.10. 

I am not sure what the means for insurance payouts, replacement value and property value are VERY different - does anyone know?

So area wise I would say cass county MO or southern Johnson County Kansas. 

Originally posted by @Duane Alexander:Can resimpli replace propstream to look up property information like remaining mortgage, tax information, liens, mls history, mortgage transaction history, etc?

Wise is an international bank that allows you to deposit and display statements in whatever currency you choose.  

So there might not be enough gain to need a 1031 exchange.If there is enough gain to justify the 1031 exchange then simply treat your replacement property as you would any other investment like @Daniel Osman said.