Upstairs air conditioner works great.

Eventually (like once we marry, have kids and need more bedrooms; 2-5 years out), we will move into the main house and rent out the carriage house.There is already a poured concrete pad and hookups outside for an air conditioner, probably a compatible thermostat in home already.

Here in Texas its really the Air Conditioners.  

They're running the air conditioner  / heat too much !

They would not address non-compliance issues with the tenants, as I would handle that myself as the property manager.Prior to Winter the elf would check weatherstrips on doors and windows, install weatherizing faucet covers and storm windows, disconnect garden hoses, disconnect air conditioners, and put them away.

We provide a range and hot water heater and furnace/air conditioner for our rentals.

Financial condition, ability to accept risk, time alloted, expertise all play a role.

I do the same for tripped breakers, trouble-shooting a furnace or air conditioner, etc.It's free advice so take it for what it's worth.

If we get outbid at that point, it wasn’t meant to be ours, and it wasn’t a good deal.If you are new to buying houses, be sure to look at the major expense items… The roof, the foundation, the plumbing, the electrical, the air conditioner.  

Be cautious on the expenses though -- very unlikely you will ever approach a 50% expense ratio in Hawaii since there are no heaters, air conditioners, and vacancy is non-existent.