You're basically replacing the air conditioner with a +$2,500 surcharge for it being a heat pump that has a reversing valve to provide heat in the winter. 

-Depending on the property you might need lawn care, exterminator and other misc stuff that is easy to forget about -Consumables: TP, PT, bar soap, shampoo/conditioner, laundry pods, garbage bags, coffee, coffee mixers etc add up. 

Same as a water heater or an air conditioner. 

I hate to buy for appreciation only, as then every maintenance issue and catastrophic issue (Collapsed Sewer Line, Air Conditioner, etc.) has to come out from your own pocket and not the investment.

http://asm-air.com/airconditioning/top-10-air-conditioner-brands/ 

Since posting, we had an inspection done.Property needs new roof and guttering (like yesterday)The air conditioner is drum roll... 31 yrs old.Water heater is 20 years.There are some old wires in the property that need attention.

I suppose rent could be increased to account for the higher utility bills, but in general is there a general clause in a lease that you normally put in to disallow things such as the window air conditioner or other modifications to the unit.

HOC: Atlanta Property Condition Report Item Description/Condition Item Functionality Functionality/Test Notes_____________________________________________________________________________________________________________________ Cooling/Air-Conditioner: Damaged --Heating/Furnace: DamagedHVAC tested and functional?

They may keep the window in place but will not keep the air conditioner in place.

I’m interested in collecting “ground rent” with little to no tenant complaints ever … no trouble calls about leaky roofs or plugged up toilets or air conditioners that go out on the hottest day of the year.If the only real value here is that of the rental cash flow, what’s this thing worth?