Open ended contracts, particularly verbal ones, usually end badly.

Like deferred maintenance, (bad roof, worn out water heater/AC Unit, warped flooring, water damage) etc, unpaid utilities,  unpaid taxes, a second loan, unpaid HOA fees, a bad pool, bad reputation, sometimes squatters, sometimes they were drug houses, and so on.

Bad management can tank a deal just as fast as anything else.Did you fire the manager and work on finding new management?

The reason being if you show them those reserves and the deal goes bad, they are gonna come after you for that $ and that will put you in a really bad position.

And how do I roll this into a cheaper mortgage (my dti would be too bad for another conventional).Maybe a lender would be able to consider the electric "working" with the proper inspection?

One incredibly important question, how are the reviews from the current listing and is there anything with the existing furniture that would give you a bad review?

So, you will be choosing from new ones and bad ones, or sometimes someone being nice, but you will overpay.

What @Jay Hinrichs said - I always preach on here that it is far better to have your place sit empty than to have a bad, or even dubious tenant.

People say they FEEL a property is right, or wrong, good or bad as an investment property.

Managing rentals isn’t for everyone, especially after dealing with bad tenants, challenging property managers, and increasing costs.