The GP was so open and transparent every step of the way with the different types of insurance that were essential, adjusters, replacement cost, debris removal, code upgrade, etc.

Ditto @Michael Baum - a simple 3 ring binder and I update/replace it if it looks even a bit worn down.

Given its age, we’re planning for a roof replacement and two new AC units within the next few years, which we estimate will cost around 15 - 20k in total.Our single family rental, built in 2020, is newer, so we don't expect major repairs anytime soon.On average, the duplex runs about $400–500 per month in maintenance and repairs (including significant repairs like AC replacements), whereas the SFR averages under $100 per month.

Since reserve studies attempt to forecast replacement costs of items over a 30 year period they are having to recalibrate since the reserves they are now using did not use the latest increase in construction costs.

We've owned them for 20-plus years but the recent property tax increases have negatively impacted our cash flow as have major repairs such as roof replacements, AC units, etc.

Hard work cannot be replaced with laws, policies and handouts.

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

But in the meantime you could move into your new primary residence converting it from your 1031 replacement from the sale of your current investment.

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.