We have access to about 100K through credit as a backup, but I start to get nervous when cash on hand gets below 75 to support our 20 property portfolio.Once you figure out what your comfortable number is, then I would save 100% of your net until you were at that number and then I would reinvest 100% of net income after that.

I also have a small business backup that could be possible to work on full time if needed. 

However, I've have PMs for both my in state and out of state properties, and all of them keep reasonably detailed transactional records with copies of back up invoices.So to me as long as you have done whatever due diligence needed to ensure you have a credible PM it's my belief that should suffice. 

Always have a backup plan.

Just be careful that you're not putting your investment goals on the back burner to win a pissing contest with a tenant lol. 

That makes sense that long term the score will come back up.

FHA takes just as long as conventional especially right now with all of the bank/title/amc appraiser back up due to Covid & high volume of applications. 

There are some great central air options.Generally the VRF units will have hyper heat and work below zero while older heat pump designs will need a heat strip or gas backup.

I would be OK to raise the total rents back up to $1900/mo (market) and then bring in a property management group.

Stop with all the backup plans...figure out what you want your life to look like....write it down...commit your self to that...go start on that3.