Because These generally prolong the life of a property.

Your insurance will only cover lost rent if the unit was rented, something happened (eg burst pipe) and the tenant had to move out for a prolonged period of time while repairs were done.

I wouldn’t personally invest in a market where the tenant laws are such that you can go unpaid for a prolonged period without the ability to evict which is the lens I wrote my reply through.

I prefer to leave mortgage as one calc and lump insurance and taxes in with this 40-50%. things that make it fluctuate significantly are age of property, how much work was done up front (to prolong CapEx expenditures), and bedroom size.

The could be a problem if rents drop, you experience prolonged loss of rents or if you are forced into a situation where you need to sell the property.

The furnace stopped working and was in need of costly repairs that would likely only prolong a replacement.

@Michael Wolffs We just finished replacing a 12' section if external wall and sill plate that had rotted as the result of a through window/wall AC unit that had allowed water to leak down into the wall for a prolonged period of time.We also removed a through-wall natural gas furnace at the same time and applied 3" of closed cell foam to the external walls on the main level.  

All buyers from the first time to the seasoned investors have many different types of needs but what they need the most is to know for sure, that their agent is being honest with them even if it costs them a commission or prolongs the process. 

You still have all the risks you mentioned and if one occurs it jus prolongs the length of time to get your money back.

A prolonged bear market and watching my investment slowly dwindle and want to kick myself for selling a "sure thing".Possible solution - seller finance at 6.5% or whatever with a 10 year balloon.