She calls again a few days later saying power is still "wacky",  low in the kitchen and she can only plug and use appliances one at a time.

Hello, I need to paint interior of a house, some electrical work and counter top change from formica to quartz in kitchen and bath room.

Roofs, HVAC, appliances/kitchen remodels, flooring, interior and exterior paint.  

While my helper was on your standard rental showing appointment, talking with another interested party, a young woman unlocked the window in one of the bedrooms in the back of the house and the top part of the window slammed down on her fingers.

Keep everything to code (smoke detectors, windows and doors, etc). 

@Matthew WilliamsHi Matthew, I'll be looking for a property where I'll be doing a cosmetic rehab on it and at max I'll be upgrading the kitchen and bathroom; just to bring the property value up a little.

The main floor includes an open living/dining/kitchen area, two bedrooms, and a full bathroom.

Your reserves would cover that, barely, but then landscaping is not covered, appliance repairs, plumbing repairs, HVAC repairs, roofs, gutters, kitchen remodels, etc.  

Kitchen and bathrooms are the next important thing.

They started getting violations from the city for a broken window and some other odds and ends so they stopped by to check on the place.