Finance wise I do have an emergency fund (separate from what I've saved) to keep me float for 4-5 months for unexpected events

They're angry at me, repeatedly texting that they can't believe it, even though I sent someone within one day both times and am paying for an emergency install of the new system.

The rental is in Arizona and we now live in Texas, we are lucky to have family/friends in Arizona in case of an emergency.

I had a house that flooded twice, one because the pipe burst another because the electricity went out and my emergency sump stopped working as well.  

You are only limited by your imagination here, but the same issue would arise in the event of a lease break, eviction, death or medical emergency, etc.

Is broken AC considered a emergency ?

Also concerning from our perspective as a landlord if there was a true emergency like a major plumbing leak or furnace failure (frozen pipes) that could cause significant damage if not addressed quickly.

Keep in mind that the larger a property manager's portfolio, the longer non-emergencies may be delayed.

Hey Michael,The belt line areas are high competition right now and inventory is either overpriced or in a poor area; however, there are opportunities in emerging areas near the Beltline, such as the West Midtown area (30318), which is poised for long term growth and have good rental potential in the meantime.

Has anyone tried filing for eviction in Maryland during the state of emergency?