Forget the small ticket items and split the Roof cost.

You should run it for a few hours, then open all the windows and air out the property.

Landlords make more money here on appreciation than on cash flow, however, don't forget that the cash flow is the key to sustaining your rental long term.My only other comment, is I think you are underestimating your closing costs.

I keep 6 months of expenses, plus the insurance deductible for everything (vehicles, rentals, personal property), plus the money for any major things I expect to replace in the next 5 years (e.g. roof, HVAC, windows)  are in the CAPEX fund just incase they die earlier than I expect their life to last.

Does anyone have any successful techniques for getting these off market deals.

Bay windows surround farm sink for view of backyard.

Without a good one , forget about it, it’s like walking in quicksand.

I do have a ton of fans including window fans so that is a help.Even the next guests were OK with it as we couldn't get it replaced in time.

But don't forget, you want to make them S.M.A.R.T. goals, and you want to use the above tips.

Indexes are tried and true, so I set it and forget it.