I just recently found out that the air conditioning condenser unit may need to be replaced at one of the properties I bought a few months ago.

Still requires due diligence of course, nothing can replace that!  

@Emily Allen  Whenever I replace something for a rental it is usually the second best item.  

We were just recently hit with A/C replacement on both units. 

If I had rolled my profits into another downpayment for my next place, it was going to take me quite a while (more than a year, not quite 2).This deal brings my total net profits to around $2,200 per month, dropping my projected income replacement day by almost 2 full years!

Thank you, J.If your buyer's lender cannot have a signed contract before day 90, get it under contract now with an addendum stating that all parties agree to replace the contract on day 91 then send the new contract off to underwriting.

Those 2 duplexes also have to be power washed and I guess we have to do them first, along with replacing the roof, and residing the front, and putting in new shutters. and changing the House numbers, and replacing a fence. and putting in  new kitchen cabinets and a new counter top and new sink and faucets  for one tenant, and a new Bathroom tub and toilet and floor  for another tenant.  

$5000 +/- for replacing an existing one.

You might be able to replace the glass section without replacing the door.

I negotiate a 90 day full replacement warranty when I buy used appliances, including pickup and delivery.