Been there done that: bought portable A/Cs and installed in each BR, because of this year's excessive heat.

I did not define it, as each market has its own, mileage may very.. but if I would put a fat range on it, 20 - 80 type units.

If it is going to increase regardless, give excess notice beyond the statute of your state just to give yourself an argument should the tenant claim a retaliatory action on your part.    

The property had no electricity, lots of excess trash and garbage everywhere, windows open, and a lot of personal items still remaining.

Now you got me thinking about my use of time, production and value /hr in a triangle floating above my head with a fat zero displayed in the center lol.

If no regular companies will take it you may be forced to look to the Excess/Surplus market (Lloyds of London is an example). 

Not cool to have one tenant dependant upon the next for comfort, or one accountable for the others excess energy usage.

Or do I just distribute the 8% preferred return and keep the excess cash flow as retained earnings which would then get distributed at the time of sale five years from now.

An excess liability may be 800 per year or an umbrella may be a few hundred a year and each property added would be a small adjustment. 

Thanks so much for your reply @Alexander Felise So, theoretically, as a beginning investor let's say I run my numbers correctly, purchase a property that is worth purchasing, and then do a cash out refinance after it has appreciated (naturally or forced or both), and, if done correctly, you will essentially just have to continue to pay off the original value of property #1 via your new cash-out refi loan product but get to pocket the excess and use it for future deals.