Quickbooks can't cope with divvying up my new roof or my insurance and water bills 60/40 while also allocating 100% of my unit turn costs to Unit 2.

Going from 3 bedrooms to 12 can usually trigger an increase in waste extraction and water delivery.

Here is an article that I found on the Veteran's United website because I am trying to do the same thing:https://www.veteransunited.com/valoans/va-rehab-loans/The article states:"Here's what you can do:Repair or add new windows, doors, or sidingRepair or add new roof or guttersInstall new HVAC systems or water heatersImprove insulationWeatherizeTreat mold, lead paint, or moldMake updates to improve energy efficiencyRepair or replace the flooringRepair or replace electrical or plumbing systemsAccessibility updatesIn general, the project has to improve the property's livability and value and must become a permanent part of the home."

.- They came back at me with 6 months free, no rent increase until 2022, AND I need to replace the windows, submeter water, replace some decking, do landscaping.- I am just about to come back at them with no free rent, but I'll pay for their build out up to the value of 5 months of rent, plus windows/meters/ramp.Now I'm realizing that that whole package is a ton of money, and I won't make any money for over a year.

Well I’m glad I did be 2 weeks after closing we got record floods and this property got 7” of water in the first floor.

If yes, then you may want to consider it as you can upgrade with a better water heater and HVAC over time (or if you sell, maybe the next buyer can put in a hot tub;).  

Had a black water back up.

We divided the lot and are building two new ground up vacation homes right on the water.

For example you can plan the life expectancy for a new water heater in CapEx and divide it into your month expenses but if it goes out tomorrow, you need the reserves to cover the cost. 

Water heaters, dampness, foundation issues, control panels, the pricey stuff will show itself.