It never the planed that gets you, but unplanned negligence.

I know it was unplanned and a  surprise but So is peeling off old shingles and finding rotten wet panels .

What is your plan for how to handle any unplanned expenses?

We're not in trouble on it but that was an unplanned for expense.

I did find that electricity jumped for a couple weeks especially as I had crews in the place all day, and an agent advised me of the FHA rule after I was into the project by 21 days.Essentially it was the little stuff I hadn't planned on - this was a condo and a "resale certificate" is necessary... another few hundred unplanned, mandatory "dryer vent cleaning" (albeit I cannot fine this anywhere in the rules/regs of the association, its just cheaper to do it rather than fight it), cabinet pulls (after replacing counter tops, faucets and fixtures)... all in I came up with another $1400 of unplanned expense, eating up roughly 50% of my contingency budget!

Now we have to add an unplanned closet and chase to conceal the duct.

I take all the funds from rental income and dump them in one account, pay all the bills out of it and just keep letting it grow until it hits a number that I can safely say will take care of any unplanned expense.

My former primary residence prior to working overseas (unplanned rental that is underwater) and my first actual investment property purchased in December 2015.

Make sure you add enough of a cushion into the repair estimate so that you will be covered if something unplanned occurs and you can give the end buyer a financial incentive to purchase from you.

Similar to  @Vincent Aiello in that it was unplanned.