Roof asap and some rotted wood.

You can buy a triplex or a quadraplex, and have more rent coming in with the same amount of tax bills, roofs, heaters, etc. 

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.  

What I always tell people is that somewhere there is a little girl who could be the next Albert Einstein, but without our help she is more concerned with where her next meal is coming from or if she will have a roof over her head to be able to focus on life's mysteries.

Putting 5% into a spreadsheet for capex suddenly makes a lot less sense when you go there and realize it needs a new roof and 3/8 AC units are thrashed.3) You sure this is a "Class C" property?

I’m currently at the end of a BRRRR and I am stuck on the refinance aspect.

. $800 a month can be eaten up by a bad water heater, replacing an appliance, roof leak, etc.

Mine has roof, floors, hvac, appliances, hot water heater, bath and kitchen remodel, exterior paint or siding, driveway, etc.

When you are limiting occupancy, focus on the safety aspect.

In our area, which is a wet humid climate, runoff from the roof causes damage if you don’t have gutters so I completely understand that point you made.