. $500 - $1000 is more then fair for a guy to spend a couple of hours to make sure professional fill out standard paperwork, and transaction will go under his insurance.

I wouldn't do it solo on my first few transactions.Should be easy to find a standard PA purchase and sale agreement.  

My first tenant is moving out and it is not going smoothly.There seems to be a lot of excessive damage to the house and I want to know what is normally considered excessive damage.Is there a standard listing of typical excessive damages in rental properties?

That is the standard at any bank. 3-6 month reserves as well."

Is that pretty standard?

The implied warranty of habitability requires landlords to maintain their rental units in a condition fit for the “occupation of human beings.”86 In addition, the rental unit must “substantially comply” with building and housing code standards that materially affect tenants’ health and safety.87A dwelling may be considered uninhabitable (unliveable) if it substantially lacks any of the following:88• Effective waterproofing and weather protection of roof and exterior walls, including unbroken windows and doors.• Plumbing facilities in good working order, including hot and cold running water, connected to a sewage disposal system.• Gas facilities in good working order.• Heating facilities in good working order. • An electric system, including lighting, wiring, and equipment, in good working order.• Clean and sanitary buildings, grounds, and appurtenances (for example, a garden or a detached garage), free from debris, filth, rubbish, garbage, rodents, and vermin.• Adequate trash receptacles in good repair.• Floors, stairways, and railings in good repair.In addition to these requirements, each rental unit must have all of the following:• A working toilet, wash basin, and bathtub or shower.

Or could I at least FHA, refinance to a standard loan, and then redo another FHA for 3.5?

Is this pretty standard practice or something I should be concerned with?

You should install gutters just because they are usually standard however if your area doesn't require it which I would think is unusual,  then don't.

wow you just captured lazy landlord concept in a very serious no nonsense refuse to laugh at myself way.Yes that is exactly what the lazy landlord series is about Learning how to tackle the big doableJobs that seem daunting Doing these jobs safely and to a high standard of craftsmanship The lazy part is that many of us procrastinate and really do not want to tackle these jobs This series is for those who may be on the fence or are about to embark on a similar renovAtion It's a place to share tips and tricks And read as I go through one of these renovStions I will share whatever I gleaned from the processSo Deanna I am not calling you lazyI'm calling myself lazy because I have the ability to do and I usually end up dragging myself kicking and screaming to the job site