Factor in things like vacations, replacing the car, medical expenses etc. 

Also, that the duct work is too small and needs to be replaced as well.

I would just make it clear to her that when the washer / dryer break, you have no plans to fix or replace them.

I have had equipment that has fallen out of warranty still get repaired/replaced free of charge because it's cheaper to keep a customer happy than deal with negative press.You don't want to be the known as the person that rips people off on legal technicalities...

After selling couple of rehabbed properties I have consistently come across the following issues :During the inspection period I always see following issues come up.Electric panel issuesHVAC issuesMost of the times I don't replace Electrical panel and / or HVAC. my question is how do I go about making sure that I don't run into any big objections from the inspector.

They gave me a big checklist of everything they replaced as well as pictures. 

Typical expenses of a property are: taxes, utilities, maintenance expenses, capital expenditures (big ticket items like roof, boiler replacement, etc.) and insurance.

First I decided that I wanted to update the kitchen and bathroom, replace the galvanized pipes and hot water heater, and add a half bathroom on the main floor.

. $1500 Total.I pay for water and trash, should cash flow about $500 a month after expenses.My strategy is to fully rehab both units, replace some damaged hardwood, refinish it all, upstairs bath and kitchen were totally gutted, and will be refinished and tiled.

I will have two estimates, 1 - for how much to replace the current septic system (and salvage anything that can be), and the second to see how much (and if it is possible) to put a new septic on the narrow lot that I own.