Walk through with a GC or jack of all trades handyman and ask: how much for a full repaint, how much for a new roof, how much for drywall patching, water heater, etc.I reserve for my capex and repairs separately, because they handle different items. 

I have been relying on unemployment benefits to help keep my head above water.

Make sure you include water/sewer, lawn care, snow removal, admin/professional fees.

So you have the budget to replace AC, hot water tank if and when they go out and you have the budget to do a light cosmetic upgrade to raise rent rates a bit when you're ready. 

You know the area the best, you likely have connections, and quite frankly it is the path of least resistance. 

I'm currently negotiating w/ seller to reduce price to between $85k to $90k based on the major rehab costs.Total rehab costs: $31k get it rent-ready.Annual prop taxes: 2,237.72Total rent: Between 1,010 to 1,250 per month for both occupied units, depending on how bad the recession will become later in 2020.Lawn trim, snow removal, gas, electricity, & water: Tenant pays.Property management: I assume 10% of rent, so $101 - $125 a month.NOI per year: $8,670 to  $11,262.Flood insurance: None.Home insurance: $556/year paid outside of escrow.CAP rate: 6.46% to 8.6%.

By then i should have a yearly cash flow of: 1851,- That is one third of my cashflow gone, but will still keep my head above water. 

The combined rents collected covers my mortgage and water, im loving that.

I cover heat and water which will now be higher.

That leaves no money for roof, appliances, hot water heater, hvac,bath and kitchen remodel, etc.