Your CapEx amount may need to be higher depending on the property age and condition.Why is the ARV $220K when you did not include any repair/upgrade costs?

i have thought of that, the other is way upside down an old model repair weary BMW,  i make a good enough money to say above Northeast rent water. 

Risk thresholds are very different for everyone.We had one listed for a client at the end of last year, but we saw it get pretty saturated, so we had them remove it, do a few additional repairs, then we relisted. 

(Currently switching all failing appliances to stainless, no repairs), A new fridge or washer/dryer can make all the difference to a tenant looking for a place to live.  

That 50% number includes things like maintenance/repairs, advertising, property management, water/sewer, utilities, vacancy, and yes, taxes and insurance. 

I also have access to Buildium through my PM, so I can see not only who has paid before those rents are kicked over to me, but I can see any repairs done during the month as well as as print out any P&L statements for each property.  

My tenant's AC went out and I would like to save on repairs as much as possible.

Things like vacancy, collection losses due to non paying tenants, turnover repair costs and unaccounted for capital expenditures probably surprise many.

Repair estimates to bring up to homeowner or rental standards? 

Typically I repair my own appliances, however, I believe the problem is beyond my knowledge.