I have someone who can replace the countertops with quartz and do a nice backsplash for me now so it looks good for resale in 3 years.

This basically means if the field line fails you'll need to dig it up and replace it where it is currently.

For instance on the SOR there was 14k for a new roof (replace shingles) and additional 15k marked as decorations and another 15k marked as paint. 

We dont plan on moving any walls or anything big... we do plan on tile work, countertops, lighting/fixture/hardware replacements, taking out old carpeting and replacing with LVP (vinyl plank flooring), replacement of old appliances wtih new stainless plus a moderate master bath remodel (take out old fiberglass tub/shower and make that area pop with new shower w tile and sitting tub.

Monthly receipts are enough to cover most repair/maintenance issues, including something major like a roof or furnace replacement.

The previous owner has replaced the HVAC, water heaters and put in granite countertops in the past couple of years.

The previous owner has replaced the HVAC, water heaters and put in granite countertops in the past couple of years.

This would be worth it for a water leak at 2am if the property was an hour away, but not worth it if a tenant needed a light bulb replaced. 

If it is a block building, then the header system (that steel plate) is failing and the weight of the building is coming down on the door, a larger issue that might be best replaced with a stronger one.

Make sure the the policy is replacement cost and a replacement cost analysis has been done to ensure the house has the appropriate amount of insurance. 2.