It's always good to have reserves and the problems that can arise can be quite costly, so it's important to have an emergency fund, but part of what you'll want to think about is your risk tolerance and back up plans.

Maybe get a second contractor's opinion to back up those numbers.

Others may have a different opinion, but outside of a seller carry back up to 90% CLTV (still require some skin in the game, unless you go true hard money) 2nd liens on real estate for purchase transactions in the manner you're seeking are very difficult to get a loan against, whether it be a secondary market lender (private equity fund, balance sheet lender, family office, etc), and usually are seeking larger transcations ($1-3MM +) in this space, and are still capped at a max 75-80% CLTV (still wanting skin in the game).# 4 usually requires more explanation as its newer to the market (DM me if interested in discussing these options further), but all 1-4 appear to be potential options for you based on the limited details. 

We believe it is best for you to find a unit that is a better fit.Last, get a google voice number or a burner phone and have your tenants text you only or as much as possible.

I barely communicate with my staff because everything is automated and I also found a backup cleaner on their marketplace.

Unfortunately 2023 for me is going to be a 'treading water' kind of year as I don't know how these flips will perform in the current market.Good news is I have very low leverage on the deals, and if the houses don't sell my backup plan is to convert to either short term or long term rentals.

We are very good at saving so can prob build it back up fast.

I have had several commercial deal fails because sellers are insane and have no backup options.

If you have the cost segregation done by a reputable company then even if you get audited, you'll have proper support to back up your deductions.Now whether it's worth it - A cost segregation study can be extremely beneficial but its a case by case basis that depends on a multitude of factors.

Luckily vacation market is picking back up for summer rentals (in NJ) so there isn’t an opportunity to book for a full month.