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Needing a new hot water system will blow that budget right out of the water. Storage systems tend to die after 8-10 years, instant 15 - 18 ... and if they die you will need to replace it straight away, tenants really dont like cold showers!!!

Think about what things are likely to break and average life spans. EG a gas instant hws would last 15 - 18 years, cost to install $1000, so if you allow on average $1000/15 that is $66. Replace carpets every ... ten years maybe? Or more often? Say whole house $4000? That is $400 per year...