Did I miss that someplace? 

if the missing appliances and damage happened after closing you may have an insurance claim.  

The biggest risk management tool missed though, screen your tenants.

Don't miss The BiggerPockets Podcast - they are great for learning how others are finding success.Oh - and be sure to set up some Keyword Alerts- especially for "Newark" so you'll be notified when people mention it here in the forums.Thanks again for introducing yourself!

The problem I usually have is missing links in the process.

But either I'm missing something or they the bank don't seem motivated to sell, I don't understand the lack of communication this isn't a major bank it a small local bank and i would think it should be much easier to deal with?

I am probably missing something...

That said, I am going into our consultations with some basic questions in mind and just want to make sure that I'm not missing anything important which I know experienced investors here on BP can chime in on. 

The AC guy is willing to install new unit for free.I am praying the 3TON unit does the job but if doesn't, that means the HVAC or ducting system has inherent issues and I am done spending money trying to fix something that prob cannot be fixed.Am I missing something?

However  there is a hidden gem in rev proc 2008-16 that was missed earlier and that is that if you adhere to it prescriptively you really need only hold the property as rental for 13 months not 24 months as was suggested.your accountant is relying on one of the specific wordings from a tax court decision that two tax years is appropriate.