You can also try replacing the gaskets if the unit is less than 2-3 years old.

Many times the furniture will be good enough to get you started, but you may want to replace/update old furnishings to stay competitive. 

So I was initially going to sell my house but the buyer backed out due to roof needing replaced and didn't want to negotiate... that being said I am thinking about refinancing it instead to lower the payment and get rid of PMI so I can cash flow the property and hold onto it.

I'd get my money out and replace it with a conventional loan, and cash out the owner as fast as possible if you decide to hold. 

I just replaced a heat pump where the duct was already run and it took about 7 hours. 

I've seen the bad side (although that was 2010-12 or so, so I am old and biased) when inspections was a PITA and at least once cost me more in collective 'inspections fees' than the water tank replacement. 

Debating whether it would be worth it to replace the 4 car driveway for a duplex I'm getting a cash out refi on soon.

My plan is to focus on cash flow since the plan is to replace my W2 and Texas r/e taxes are high so tough on the cash flow but amazing on equity.   

Over three months we cleaned out the place, replaced all flooring with LVP, painted everything, installed AC, replaced the furnace, renovated the kitchen with new SS appliances, and cleaned up the landscaping.

It is easier to weedwhack that grass then to replace it every year.