First, see if you can negotiate replacing the sale contingency with a longer escrow or loan period.

And the rules surrounding replacement are much more relaxed.  

Some carriers offer loss assessment insurance, which can come into play when the HOA experiences a large covered insurance loss, such as a hail storm requiring roof replacement or a fire requiring building replacement.  

Also, I will probably want to do a 1031 exchange as I am planning to buy another investment property to replace this one.   

Water heater 12 years to replacement (may need some service before replacement).Recognize many cap ex items are years away.  

The landlord could offer to mow the lawn and shovel the walk, while making the tenant responsible for repairing or replacing the washing machine.Landlords and tenants need to confirm what is required within their written agreement.

for example when changing cabinets, addressing trim, door pulls. hot water tank replacement: place a pan under it.  

Part of the reason I threw myself into work and used to work 60-80 hours per week until I was let go last year when a new Upper Management came on board and started replacing managers with personnel from his previous employer.

I'm originally from Western PA as well (Slippery Rock) and now reside in Atlanta.Here is how I am looking at it along with the assumptions I am making:1) I think the growth prospects are better in the Atlanta market than Pittsburgh from a pure demographics standpoint.2) I estimate your return on equity at 7.2% currently3) Over the long haul appreciation is going to take you further when it comes to net worth than cashflow will4) Doubling of the roofs is doubling the expensesThings to consider:1) What is the year built of your Atlanta property vs. what you could replace it with in PGH?

As noted, it keeps capital available to replace the HVAC, when it goes out in your first month of ownership, or the roof starts leaking and you are chasing an unknown source to the tune of thousands of dollars.