forecast is looking better 

I'm glued to the Weather Channel.

The devastation left behind by Hurricane Harvey could result in 300,000 new mortgage delinquencies, with 160,000 borrowers becoming 90 days or more past due, according to a new forecast from Black Knight Financial Services (BKFS).This new forecast is based on a comparison to the 2005 damage left by Hurricane Katrina, when mortgage delinquencies in FEMA-designated disaster areas across Louisiana and Mississippi soared by 25 percentage points and peaked at over 34 percent.The areas impacted by Harvey have twice as many mortgage properties as those impacted by Katrina—Black Knight estimated there are 1.18 million mortgaged properties in Hurricane Harvey-related FEMA disaster areas, with $179 billion in unpaid mortgage balances.

Best of luck to you, but until we see a market correction, the weather calming down, and the price of commodities drop development costs are going to be high.

I wasn't sure how the whole refinance process worked so it's good to hear I should expect a 70% cash out of projected ARV.As far as weather, we've seen better days.

@Tonya Weathers I found some interesting stuff.https://www.thumbtack.com/tx/richardson/painting/c...https://www.manta.com/c/mhx3n3y/skandia-constructi...Formed in 2015 https://www.corporationwiki.com/p/2ihf5z/skandia-c...Thought this was interesting on their FAQ page:How do we pay you?

All of which does kind of bear out the observation to not listen to the weather channel or think that a little catastrophe will put a damper on things.  

While the property may not still return 20% cash on cash, it would not be losing money on a monthly cash flow basis (hopefully..)But I think that is lazy and irresponsible, especially if you own anything more than a property or two.So I generally try to run what if scenarios on each property and then subsequently run what ifs on my larger portfolio to make sure that the portfolio can weather any economic storm that may come through.I have only been in RE for a few years and didn't gain the experience from 2008 so my question to the group is what scenarios do you test or have you encountered? 

So I'm accounting for around 3-4k a year in my forecasts for reserves for CAP ex relating to  waterheaters, centeral air, siding, roofing etc.

Living in Florida where the weather is super hard on exteriors, I like the idea of condos because the HOA takes care of the outside.