You likely did not have a misc for items like portion of umbrella, rental tax, book keeping and tax man expense, unexpected utilities such as for a water leak (not tenant responsibility).  

(this covers 8x the amount of damage caused by accident - not neglect).  

Reserves may not be properly funded, a major unexpected repair or replacement may be underfunded and an SA is needed.

I'd be glad to hear more about those and pitfalls and unexpected expenses you have encountered.Bill, a lot of those sound like tenant pitfalls.

Don't skip property inspections; they can save you from unexpected expenses down the road.

Addressing these issues promptly can prevent accidents and illnesses that could harm your tenants and leave you liable for damages.Attracting and Retaining TenantsMaintaining your rental properties in good shape can help you attract and retain high-quality tenants who are willing to pay a fair rent for a well-maintained property.

He had verbally agreed to get caught up on rent last week - but I had not heard from him in over a week and he stopped responding to my messages - so half of me got worried that something bad had happened to him (because this behavior was unusual), and half of me was pissed (if he was avoiding me on purpose).Without going into too much detail (for now; I can add details later), the current situation is supposedly (based on what his fiancé told me) that he got into a car accident a week and has been in a hospital in a coma. 

I am getting nowhere with Quickbooks - they will not release our account all the way to me even though I'm not a master admin - since the bookkeeper did not release me from her wholesale billing account I cant "delete" her off of our QB access and QB says there is nothing I can do - seems to be crap since that is my information I paid for.Tsheets worked fine with me and she did release some of the other apps we used for automation to us but this one she is leaving half done in my mind to hold me hostage - I do not believe she did this on accident as she knows QB backwards and forwards - I have another business QB account and she released it to me fully and correctly.  

Of course, the easy way is to pick a % number and hope it is close to accurate; or that you have buckets of money when something "unexpected" needs immediate replacement.

Is it worth doing option 1 now or down the line, or not at all when I could easily do option 2 and save any potential risk with inspectors, neighbors, unexpected costs.