That way I know I can cover most unforeseen circumstances

This ended up costing around $25,000 (not including loss of rent during this time).The painful part of this is that at least as of right now, his insurance is saying this is not covered as part of his policy.

Some policies also cover the borrower in the event of disability.

So, I told the tenants that I would cover water up to $x then I will send them an invoice each for 50% of the rest. i.e.

Surrounding homes are around $200k + with similar plot size and sq. footage.I put in 40k desired profit to cover $15,000 paid to lender plus in the closing costs a point fee of 3% (Agent fees portion)These numbers look average correct?

I have a large pool of handymen that cover every aspect.

I want to find deals in December, but I'm worried about covering payments with vacancies. 

@Eder Aldana, @John Jacobus covered all resources that I am aware of.

HVAC, roof, electric, plumbing, parking lot)If it is 5 or more units, my questions would be slightly different. 

To my surprise, Jonathan claimed no knowledge of this situation; I sensed some defensiveness on our call.The damage to the home was extensive enough to require two holes to be patched in the roof and a small hole in the bathroom ceiling to be repaired.