Agree sitting on cash isn't ideal (although I would encourage everyone to keep excess liquidity for for the unexpected).

Prolonged vacancy, unexpected capital needs, tenant issues, etc.Refi: If you ARV is off, OR equally common, you get a low appraisal.  

. ~200 to pull permit3) ~$1k more in unexpected electricalA few new pictures.

Explain why you are upset, tell them you have nothing but time to bash them on every social media outlet around if they do not refund your money.

I like using credit cards for unexpected expenses.

The law is pretty clear about 24 months.But if the move-out was unexpected and satisfies certain criteria, there may be an exception that allows you to prorate 21/24ths of the gain.So what required you to stop occupying? 

I'm talking new roof, new HVAC and duct work, new electrical panel, new paint, new PVC & PEX piping throughout the house, new doors, some new windows, landscaping and gravel is all fresh, new plastic in the crawl space, new outlets and switches throughout ... new garage door, roof, and paint on the single detached garage which matches the house. 

This starts from day 1 when you get the house)4. include at least 10% for scope change (unexpected reno)5. if you are selling after reno, include RE agent fees, legal, closing, and holding cost until it sellsIf you message me, I can put you in touch with a full time RE investor/flipper in Hamilton. 

Unexpected repairs, turnovers, vacancy or renters not paying.   

You need to have money set aside before starting to cover unexpected expenses.