So, for Cap Ex, Maintenance, & Vacancy a typical amount to budget is 5% of rental income for each or 15% total.

Large Cap Ex - roofs, repipes, HVAC, etc.

It is a good idea as you can reduce repairs/maintenance and cap ex for the first couple of years.

We are continuously improving not just maintaining it.Yes, for sure I'm going to put a Cap Ex and repair percentage per month in my expense calculations.

That can make you look at it from the eyes of a residential buyer and not an investor. 3.6k income with PITI of 3.9k is already under water not accounting for vacancy, repairs, and cap ex.

Hopefully it was something that is generating return.Hopefully your 3% cash flow includes reserves for maintenance/cap ex.  

I recently placed tenants in the properties after completing renovations.I am unable to sell due to an illegitimate warranty deed filed by my ex.

Quote from @Greg Flannery: Trying to offer ex an amount for condo were both on title and mortgage for.

Ex: Rentable podcast studio, general storage, photo shoot, airbnb experience, luggage storage for people waiting to check into their STR, etc...Check out Peerspace for some creative ideas 

Ex.