I can't speak on the capex for maintenance, but for cooling it has been great with no issues, we'll see how it holds up over the winter.True, your window units are always going to be most common here when there is no central cooling.

I buy a primary here in the bay area but that would stretch my budget out dratically because of the high prices here but turn it into a rental after.

Here are some things to consider:Most investors don't need software until they have 5-10 rentals.

Hi, I am excited to be Jumping back in here and dive into REI and connect with other members here. 

Here is a link:  https://www.biggerpockets.com/blog/steps-to-take-when-you-ha...If that's no help, perhaps post more about what you are seeing in your investment that has led you to the conclusion that it has failed. 

I'm hearing red tags are ugly here for contractors. 

I am a BGSU grad, full time real estate investor and owner of LPG here in Toledo.

@Allan KapoorI think you're being smart, but here's what I don't get. 

Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...

Simple stuff here....