And to tell you the truth pretty much all manufacturers offer the same warranty the same components the same stuff... 90% of all air conditioners are manufactured by two larger companies anyway.

For example two weeks ago there was a problem with the air-conditioner, tenants called my property manager and they informed me of the issue and then called the home warranty company. $75.00 and what would be a 300.00 problem was fixed for $75.00 service call fee.

In addition to insurance, taxes, P+I, landscaping and vacancy rates, be sure to include a capital a percentage of your rental income for major capital events (roof, air conditioner, etc) and basic operating expenses to be sure the investment is going to be sound even when you hit a rough patch.  

I walked over and talked to them and they said their landlord wouldn't fix the air conditioner.

Pay very close attention to the condition of water heaters and air conditioners.

I have not written my review of her yet.As an AirBnb host, I should "always" provide AC, all basic condiments, shampoo, conditioner, body wash, throw blankets, cling wrap and foil, charging cords, a fire pit, and wood.

I recently put my rental property up for rent and without much thought added a bunch of amenities that are good for short term rentals (coffee, shampoo, conditioner, body wash, 2x towels, 2x sheets, laundry detergent, softener, salt, pepper, oil).

(We ultimately didn´t get any money back and I lost a PM client)The only silver lining was that the (2) 3-ton mini split air conditioners we purchased we just took with us when the lease expired. 

@Manch Hon   and let me know the next time one of your Bay area rentals gets it air conditioner stolen and when you are going to bar the doors and windows..

An air conditioner can quit or a drain can back up anywhere.