Once they come back to earth on pricing I am sure that will go back up. 

Lastly, always have a backup plan in case the project doesn't go as expected.

Here are my options as I see them.1) Build up a separate capex reserve fundI have about 13k in savings and 25k in Roth IRA funds which I can withdraw tax free as a backup, but maybe I should build up a separate capex account since I don't have a designated one.2) Purchase another 2-4 familyI could use my 25k Roth funds as down payment on a 5th property that cash flows around $500/month and look to do a BRRRR.

Other then having a decent cash buffer as backup for vacancy+ things that will break and having insurance for each property what should i need to do to keep the engine flowing smoothly .

I've done camera work and the plumber said they see light root growth, but I could clean the pipes annually to prevent growth and back ups.

We sent them the photos and videos to back up the invoice and they have decided to block our emails and calls.

As a backup to your idea, look into house hacking. 

I feel like there are more options coming up everyday and tourism may be slowing a bit, but i have no data to back up those feelings. 

That should correct and go back up another 3% this year conservatively.  

However, it's nice to have unsecured loans as a backup option for projects that fall outside of the lending requirements of most lenders