Am I sh** out of luck or do I have justification in asking for reduced rent next month to cover the cost to replace?

Take those expenses off of your balance sheet; don't include them in rent; you could be stuck paying late fees, penalties, and overages you don't have money for.2) You can reduce vacancy to 5% if you're signing them to a standard 1 year lease. 

Their loans docs are like my lease, it's written by their lawyers to protect them. maybe never heard it happening because real estate the last 10 years has not been stressed.. 

Long distance management can be stressful and challenging.

Installed gutter protectors to reduce cleaning those out. 

So dont stress to hard, its more important that you pick something and be consistent about it. 

Screen Resident Thoroughly:Placing the right residents can be vital to your success as a real estate investor and can help you reduce unexpected vacancies.

I know there will be mistakes on the way but getting as much advice on real estate can hopefully reduce the amount!

Depending on the price of that 3k SF house they should have no problem taking zero or at least reduced commission on the two condos. 

I got a quote to do a cash out refy and pull out roughly 37k but it increases my mortgage payment thus reducing my cash flow to $38/mo.