pays off $800/month principal and 300 month CF (I manage myself and this doesn't include ANY repairs). 

I just don't know how much of an issue it actually is as of yet.I have thought about getting an estimate from a foundation repair company, but at the same time would much prefer to have an independent analysis of what exactly is needed instead of hearing it from someone who can easily inflate the situation to improve their own profit.Thanks for any tips!

@Troy Schwamberger you are correct. the 1.2x is a bank standard for lending, even if you are at 1 and not bringing home money, you essentially are making money. your tenants are paying for the house ( adding equity) the bills are all being paid for to run the property, pay insurance and taxes. you also get to depreciate the property and if you do any improvements to the property or repairs that gets deducted or depreciated while adding to the basis of the property, if it is a capitol improvement.

Hi everyone, I am considering to purchase an investment property that had foundation repair done by Straightline Foundation company in the area, lifetime transferable warranty is provided.

I used 7% for repairs ($389.90), Cap Ex ((389.90) and 5% for vacancies (278.50)So, I came up with a cash flow of $5570 minus expenses of $4628 which comes out to $942 a month. 

That’s not taking anything out for tax, insurance, repairs, PM, vacancy like it should.

Then guess what, the heater broke down again today, day 2 since notice, one week after the repair. 

Very often they won't include repairs or CAPEX.

they once told me that it just meant it was not habitable and if it was not repaired soon the city may require it to be demolished. 

Haven't used a property manager, however all repair and maintenance expense has been included.