One thing you may consider as well is pre-paid legal.

I’ve bought properties varying 40-80k and closing costs average is 4K assuming conventional mortgage, all the prepaids (insurance, taxes) and title costs

So far all of my tenants have paid this months rent except for 1 tenant that was laid off prior to Coronavirus nuisance, who pre-paid for 4 months using his tax return so is still covered... for now.