My capex budget includes roof 25 year life span, appliances and hot water heater 12 year, hvac 20 year life span , bath and kitchen remodel 20 year life span, etc. i use 10%. 

We are giving our tenants an initial 30-day window of free rent.

The biggest area where I need help is the best style for siding, windows and trim.

Due to what has been going on I may keep the lockbox on the door and have the tenants give themselves access to the unit while leaving other relevant information on the kitchen counter.

By the time you hit 12 years, you will be out of pocket for at least one (or 2) roof, 2 kitchens, 4 paint jobs, 2 new floors, driveway, and other misc items that will add up. 

During this window as technology improved, "Institutional Money" started to make its push into the Hard Money Industry.This newly available capital was great for the borrower.

For the "smaller" mom and pop type families that want to add a master bathroom/bedroom, remodel their kitchen, or add a second story, they will likely not have the means, or want to jump into such a project during these uncertain times. 

They’ve broken 4 windows, the storm door, damaged siding, ripped a 4 foot by 3 foot hole in the bedroom wall, and mangled the floors.

The bank requirements stated that the Contractor should test the kitchen floors and then encapsulate them, along with entire house.

This is really what I see as worst-case utility scenario in Old Town but it's what I use to conservatively estimate my actual cash flow.Thankfully, these are all factored into my cash-flow ahead of time, so it all works out, but I do have plans to upgrade windows, insulation, heat system, etc. eventually.