Walk through with a GC or jack of all trades handyman and ask: how much for a full repaint, how much for a new roof, how much for drywall patching, water heater, etc.I reserve for my capex and repairs separately, because they handle different items. 

I have been relying on unemployment benefits to help keep my head above water.

Make sure you include water/sewer, lawn care, snow removal, admin/professional fees.

So you have the budget to replace AC, hot water tank if and when they go out and you have the budget to do a light cosmetic upgrade to raise rent rates a bit when you're ready. 

I'm currently negotiating w/ seller to reduce price to between $85k to $90k based on the major rehab costs.Total rehab costs: $31k get it rent-ready.Annual prop taxes: 2,237.72Total rent: Between 1,010 to 1,250 per month for both occupied units, depending on how bad the recession will become later in 2020.Lawn trim, snow removal, gas, electricity, & water: Tenant pays.Property management: I assume 10% of rent, so $101 - $125 a month.NOI per year: $8,670 to  $11,262.Flood insurance: None.Home insurance: $556/year paid outside of escrow.CAP rate: 6.46% to 8.6%.

By then i should have a yearly cash flow of: 1851,- That is one third of my cashflow gone, but will still keep my head above water. 

The combined rents collected covers my mortgage and water, im loving that.

Many of these items are trivial to fix such as missing smoke/Carbon monoxide detector, water heater not properly strapped, etc. 

I cover heat and water which will now be higher.

That leaves no money for roof, appliances, hot water heater, hvac,bath and kitchen remodel, etc.