I'm going to get a walk through with my contractor to confirm my estimates are correct and a time line to remedy the issues.

I have the cash reserves to replace the whole thing (thankfully) but I'm curious to know what others think.Additional background, I have to replace another AC unit on my primary residence this year also so I'd like to be in a position to quote two units and get a discount.  

After being a partner in a PM company I come to find out a few things to look for when dealing with  a PM co.1. set up a direct pay into your account - dont let funds go into a general acct then get distributed into yours the next month or even within a few days2. set up a reserve fund for maintenance and other expenses that you can fund online.

Reserve your spot today:Webinar: How to Become the Bank and Collect “Mailbox Money”Wednesday, August 5, 2015 - 6:00 PM (PDT)..."

I have 4 of mine that are like this, we meet twice a year, if that, and they've got more money in reserves than the reserve study calls for and they're ahead of schedule on all maintenance and admin issues.

Cash reserves can accommodate periods of vacancy, and properties which had significant cash flow in the beginning will probably retain some cash flow even in a down market.

I'm not new to the industry, construction or real estate, but primariliy I operate in Commercial, Multifamily construction and management.  My preference is to go full time SFH/Small Multi Family fix/flip, maybe some ...

Fast forward - now we have a 5 figure roof repair to take care of and my personal checking account has more money in it than the reserve account. 

A trap you probably are not prepared to deal with.As far as the BPO question, the only way to confirm a BPO's number is to see the report the number came from.  

I am wondering if certain expenses should be factored into these calculations.Specifically If I plan to put aside cash reserves at the purchase of a property (6x monthly carry costs) should I include that in my cap rate calculation?