The condos although right on the water have killer HOA fees.  

The block foundation could fill with water and the fill in the basement might crumble causing structural damage.

Mine includes roof, floors, appliances, hot water heater, hvac, bath and kitchen remodel, etc.

Still need reserves for roof, appliances, hot water heater, hvac, bath and kitchen remodel.etc.Unlikely insurance is $25 per month and taxes will go up as you improve the property.

Property cash flows :- $380 month minus P T I, vacancy, management fees, capEx, water, sewer, 2 loan pts just in case.Location fits my buy criteria and I like the deal . 

And if the market gets warm enough credit card backup is a requirement, right now it’s optional.

Experts please suggest on new construction SFH 4B/2B in NW Cape Coral FL, out of state investor0.724 PROJECTED RENT / PRICE RATIO,  Cash Flow of under $100, Appreciation ~8%(as per realtors around)Septic Tank, Well water 20K future cost to connect  with city sewer&water

For example, often fire damage is water damage--they put the red stuff out with wet stuff.

Thanks everyone for the warm welcome.

The conservative way to budget Capex reserves is to look at estimated remaining useful life of each item: roof, siding, windows, kitchen, HVAC, water heater, bathroom, fences, gutters, chimney linings/tuckpointing, foundation items, etc, and assigning a replacement cost divided by remaining useful life.