This first happened in May, so we hadn't hit the major heat yet either.

Quick question:who is responsible for replacing ac/heat filters on the unit?

Success in RE requires a passion for the element, a fascination for brick and mortar, and for most of us a actual desire to be a "landlord". 

Currently, I'm waiting on some coordination between the utility company for heat and getting the U&O from the township.As I seek to refinance the property, I'm thankful that housing prices have not dropped much if at all since acquiring the property earlier this year, though these interest rates are going to hurt a little bit on cash flow.

The Trulia Heat Map was a great initial research tool for exploring different markets quickly.

I think you should incorporate another element into your mailings.

Any input on these elements of BRRR?

These quotes are for a Goodman Split Heat Pump System - 3 Ton 14 SEER and a Ruud Split Heat Pump System - 3 Ton Up To 14 SEER. 

At a tenant turnover we added a heat pump unit, hot water tanks, new cabinets, paint, and flooring.

I would create a simple spreadsheet and list the elements such as Rate, Term, etc.