As @Cara Lonsdale pointed out, my mortgage company doesn't cut me a break when the furnace goes out or a water pipe busts.

I could sell one of my properties (condo) use, that money for flips in Atlanta within the next 1-2 years build up additional funds to acquire an apartment complex, and to grow my portfolio, but I want to hear from some experienced investors and what they would do if they were in a similar position.Current Picture/Portfolio: Property 1: Condo (Atlanta, GA 30328)Current Rent = $1550/MonthUtility Reimbursement = $200-300/MonthHOA $383 (In line with HOA's for other communities) Purchased June 05th, 2015 and resided in property until Jan 22nd, 2017 (Total of 1.64 Years)Lease Started Jan 23rd 2017 and Lease Ends on June 30th 2018.Current Equity 135,000 (Purchase Price)  - 85,000 = $50,000Current Comps Similar Properties are selling for $155,000 to $170,000Current Mortgage Terms: 15 yr Fixed 3.325% Monthly payment of $996 (Includes Insurance and Property Taxes)Anticipated Total Earnings if Sold at End of July $64,500 (Sell Price $155K) to $78,500 (Sell Price $170K)  Property 2:Town-home (Peachtree Corners, GA 30092)Current Rent = $2000-4000/Month (AirBnB) 60-70% Occupancy since November of 2017Purchased July 28th 2017 and currently residing in basement house-hacking with my younger brother.HOA $325/Month Covers, Water, Lawn Maintenance, Sewage, Security GateCurrent Equity 336,000 (Purchase Price) - 265,000 (Remaining Loan Balance) = $71,000Current Comps Similar Properties are selling for $345,000 to $360,000 due to private/public school ratings going up shortly after purchase.Current Mortgage Terms: 30 yr Fixed 4.326% Monthly payment of $1823 (Includes Insurance,PMI, and Property Taxes.)

Here's why:Aluminum windows last the longest.Tempered or laminated glass are both stronger than plain annealed glass (laminated is just a tick more energy efficient).MUCH cheaper than good quality custom sized impact windows both in initial cost and replacement cost (I doubt that you will find exact fit factory replacements)Covering them with a permanent, crystal clear, UV filtering shutter will prolong the life of the window, eliminate water leaks and window maintenance.Permanent shutters don't break so there's no replacement cost and offer continuous protection whether you're home or away.Increases home resale valueIf you simply want to flip the place, go to a cheap PVC impact window supplier and get a list of standard sizes and modify your openings to fit.

My strong opinion is that an equity property is a better fit for most people for their first purchase (cash flow still needs to be there but you should be looking for low time/maintenance type stuff with good school systems where you can sit back and let your payments do the work for you)These kinds of deals tend to be more time intensive. 

The tough part is many of the regulations that once made it easier to get a loan, also made the system more susceptible to junk loans.

I always assume electricity, gas, water, sewage, trash, snow/lawn care, and wifi to be paid by tenant (except HOA). 

Tenants pay electric and water (individually metered). 6 Units newly renovated and are rented for $475 each per month.

Their head construction  guy, who was supposed to assess cost of repairs  based on the report previously  mentioned, told us everything  he was seeing was water damage that had never been  properly  repaired, and he found mold in the closet next to the AC and in the air vents. 

Ours all want good sized shower stalls with glass doors, stainless appliances, coffee stations, a pantry, solid entry doors & opt for security systems with WiFi cameras.

An 11 year old property has an 11 year old water heater and HVAC, so you should plan on replacing the water heater soon and the HVAC within 5 years, so you'll need to reserve for that as well.