Hey Isaiah, Most investment properties require more down then the typical first time homebuyer.

Spokane CountyAverage Purchase Price: Approximately $400,000Average Rent Prices: Around $1,600 - $1,800 per month for a typical 2-3 bedroom home.Investment Appeal: Spokane offers a mix of urban and suburban properties with solid rental demand driven by universities, healthcare facilities, and a growing tech sector.

There are a number of great solutions out there that provide a tenant portal where they can go and upload pictures of the problem and then track its repair, but the cost of those solutions typically isn't feasible if you have only a few units. 

Is it worth using those contigency funds to help fund the roof or put that money towards principle so I can reach 20% equity sooner.

(And cool air in summer).Any thoughts/questions/concerns regarding before I permanently removing hundreds of dollars worth of insulation from the crawl space?

Get a business email it looks a lot more professional and if reaching out to someone they will take it a lot more seriousAs a business owner if I get a cold email and it’s gmail, hotmail, yahoo etc i typically do not even read it and send it to junk.

The amount of time the PM would take to track all the fiddly expenses wouldn't make it worth it in my opinion.

What I had was ownership of a house worth $55,000 (exactly what I paid) with a $45,000 loan against it.  

Conservative ARV is $350,000 and when interest rates decrease, it could be worth North of $400,000.

He thought it was worth more than it was, but had not actually been inside the property.