As well as to protect yourself.What we ultimately did in our situation was to write a contract between the homeowner and I whereby the homeowner functioned as the landlord and made the decisions, with me working in an advisory capacity.

Cap expense is more a function of property characteristics like number of bathrooms, size (footage), number of bedrooms as well as the tenants (number of properties tenants and do they treat the property as though they own it).   

Use the search function and type in"ultimate guide", and you find a lot of blogs from Brandon Turner and others as well. 

This 2 bed 1 bath is ultimately a brrr hopefully before the end of the summer after we build a garage/ water proof the basement and make the bathroom functional again.

Use the search function and seek them out.

tenants should be responded to otherwise they may not report more serious problems buy a one of those portable AC units and offer them to tenants who can't wait those 2 days a little sympathy goes a long awayYes, the running water is different by law since  landlord must provide "functioning facilities for heat during winter, running water, and hot water."

bust  that was more minor.... then the grand daddy of them all 08 GFC... were much bigger and capable investors than myself lost it all... was a sad time really.in GA 450 banks went under... those mainly local community banks owned by the locals.. sad deal those things. but here we are and things are good again so its make Hay whilst the sun shines.. but like I tell most folks RE to me is not a job its a lifestyle... and retirement is something I will do when I can no long function either physically or mentally  :)  I have no desire to be retired.. or stop investing or working.I really dig what I do.. almost all my business partners and vendors are late 20S to early 40S I just love seeing them take off and being able to help them with their business's...

I am hoping the seller's homeowners insurance will cover replacement, as I would not have offered the same amount without functioning HVAC.

I don't care that they're disabled (no, I'm not a horrible person - and neither are you) - they're a functioning adult capable of making their own decisions... and they signed on the dotted line.

ASHI and TASHI are two home inspection associations that have search functions for local inspectors.