I have credit, additional that is for the emergency stuff that comes up - oh, we need to replace the water heater and didn’t plan for that...

Water, sewer, trash was at $175 combined for all 4 units. 

There is a massive crack that runs all the way the rock is, water is not getting in because it evacuates very well and there's a little roof over it.

So I'd dig into that assumption.Seems like a good payback.Few words of caution and thoughts------ may or may not be relevant for you:Make sure you get the water thing nailed when doing those egress projects. 

As both an agent and investor, I’ve seen the ramifications of letting small issues slide - ie any water leak.

Expenses on a SFH generally run in the range of 50% so with only $100 over mortgage payments you will be deep into negative cash flow.

I've seen some range from $150 per month upwards to $500+.

If I compare the rental income to the PITI payment it's actually just positive, but with other expenses (water/sewer/trash and capex, calculated by using 8% of rents), it turns into ~$500 month coming out of my pocket.

The home is fine, but I've found some water damage in the garage wall (where an ice dam backed up) and would like to replace the drywall and ensure there is no mold present.

Selling for about $230K range.