Refrigerators aren’t typically expected in Texas single-family rentals, and it may be the same in Georgia.For other appliances, buying new is usually the better choice.

Within 5-10 years you should have been able to pull out your entire investment tax free and earn an infinite return. 

I do love Indiana as a state to invest in. 

That's a typical scenario and could cost you $10,000 - $15,000 so that would be a good starting point for your reserve.But there's more!

.: I would go HELOC for sure that would be best as others were saying the lower cost for the money changes between paying a higher rate for a personal line and typically personal lines they want a higher monthly charge as well independent from the interest rate.  

We typically pay somewhere in the range of $3500 for a new, basic furnance, including install, if there are no other modifications to the system required.  

A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

You are not even scooping your initial investment so your cash on cash return is negative.

If you’re looking to invest in your backyard, it helps to network with as many locals in the industry as you can.

The capital stack especially in CA is VERY complex and typically involves everything and more that you mentioned.