Keep good mileage records, Track your time and activities in a log if you want to qualify for real estate professional, etc.It's the tracking of expenses and expenditures and incomes that is important.

Even then you need reserves to get you through those rough spots of vacancy, maintenance, cap ex expenditures, and the recent inability to evict.

If that's the case then there is your answer right there.It seems like most things are leaning you towards selling it if you are worried about being able to afford any unwanted repairs or capital expenditures, and if selling it allows you to get into a nice new house hack (if that's where you go) then you can live for free or at least cut your living expense way down.

You have also account for items such as property taxes, insurance, repairs, maintenance, contract services (landscaping/snow removal), capital expenditures (roof, water heater, etc.).  

My categories include; growth fund, mortgage, capital expenditures, property tax, property insurance, repairs and maintenance, and vacancy rate.

Do you find it best to do capital expenditures prior to, while currently living in or after moving out? 

And that they communicate on what they can predict as near future capital expenditures. 

@Ben Bushkuhl  the reason people don't do it is because a window AC is a tenant expenditure and a wall AC is a landlord expenditure.   

One aside that I would note is make sure you separate and classify expenses as general maintenance vs. capital expenditures.

But it does include capital expenditures, which are often times non-recurring.Combine these two with the balance sheet, and you can get a full financial picture of this asset.