If your home sits on a hill and is at 115 ft above sea level, there is a good chance that the FEMA map did not account for this local elevation anomaly and it shows you in the flood zone.  

Similar to @Nathan Platter's story our first purchase was somewhat of an anomaly.

This property feels like a huge anomaly. 

Most places don't cashflow like they would have a year or 2 ago. 2021 was an anomaly - revenue wise.

I don't expect anything like what happened in 2006 as that was truly an anomaly.

Been running numbers based on 2019, as I feel 2020 and 2021 were anomalies?

The current level of inflation is an anomaly.

Sure, they are having trouble selling which is a product of price and/or repairs/anomalies with the house, but have you seen it? 

For instance $74/month in anticipation of a water heater replacement is mathmatically sound, but not bulletproof if your water heater is an anomaly and dies in year 5 instead of year 10.Building reserves may put your next purchase an extra year or so away, but you'll be better positioned to grow your rental business from financial strength, than from a position of "hope and a prayer" that nothing goes off-plan.

Knowing how these things go, I was sure my inspector noted every electrical anomaly (improperly grounded outlets, missing GCFIs, etc) in the basement & first floor.