There is definitely a hassle factor and some deferred maintenance that you will have to address when you go to sell in 5 years.

Now, this is a broad stroke, because as always, it "depends" on the site, the market, and a number of other factors.  

In addition to replacing all fabric items, replace plastic items too that have become discolored or have absorbed the cigarette odor, such as outlet/switch covers, smoke/CO detectors, etc.A key factor is how long the unit has been affected by the cigarette odor and to what extent.

3) Any other recommendations on what factors are used in order to price your offer in this type of situation, and at what stage do you provide the offer, would be much appreciated.

@Anthony CalecaDo you have taxes and insurance factored in there?

I don't know close to the property it was or how much of a factor it should be.  

However, I just turn up the "brightness" setting on my iphone, and it takes great pictures that look very nice in my opinion.Another factor is time of year.  

Property condition/capital investment has a big impact on those numbers, so make sure to factor that in.

Very low.3) I calculate my capex reserve as being equal to my monthly depreciation expense and I factor this into cash flow.  

I'd be happy to have a conversation with you to learn about what you are looking to achieve and also take the time to review some of your options with you once I have a sense of what factors are most important to you.