One question about your townhouse, how old is it and when were the major appliances(including heat & air) last replaced? 

The tenant pays for heat and electric.

The heat is what drove me away from Florida lol.

My next door neighbor kept their German Shepherd chained up outside in the heat with no water.

Waiting  on my deal to Finish I have a free and clear home worth 120k ,  but until I finish  putting  carpert and heat I cant sell or pull cash and I ran out of capital , With at least  90K Waitinggg for me, Seriously  Frustrated . 

Got a quote for $5,200 for a 2.5 ton 14 SEER air handler and 2.5 ton 14 SEER heat pump with a 10 KW heater.  

(Electric, Gas, Water)Heating source (Gas electric oil; furnace boiler heat pump electric baseboard etc...)Cooling source (window units, a/c units, fans)Age of roof and type of shingleWater heaters (electric gas and age)Windows and doors (metal, alumini, vinyl etc....)  

Here are the fixed costs:7 units and 1 commercial space - total rent $6225/mthTaxes: 277/mthIns: 365/mthUtilities: 1050/mthVacancy: Building is full, but assume $311.25/mthCapEx: The roof has been replaced in the past year, along with new heating system and water heaters.

Completed 2 flips and took a long break from RE which was a mistake.(2) Set a goal to buy more RE in Raleigh before the market heated up.

It used to have oil heat, the tank now is removed but plumbing and vent stack of bricks exist through the center of the house to the roof.