Even if you try to put a dollar amount next to each item and you don't have much experience, you won't be that far off.

She hounded me a few days, told her I haven't received the application and when I did, it was trivial to legally deny.Just another joy of being a landlord.If NEEDY applies to an existing tenant, refer them to Social Services or Hospice.

The most important thing is going to be staying organized with what items are purchased for which property. 

well 70% of 455ks isnt much more than you currently owe at 283k the 70% of 455k is 318.5k and after closing items you might only net 20-30k tops (new loan minus current 283k - closing items = net proceeds in "hand.").So The question you should be thinking about is what are my closing items and is this enough cash to accomplish my mission/goal?

You should negotiate with the landlord that you don't mind taking care of small repair items such as tighten screws, drywall and paint repairs.

If it's not included in the rent, many companies charge a flat fee to monitor & pay utilities.2) Assuming you're referring to resident benefit packages, renters insurance, and other charges for services the PMC offers to tenants. 

My AC unit has another 3-5 years before it’ll need to be replaced so I’m thinking this may be a clean exit before large big ticket items start needing attention in the next 5 years.

Your definition is correct for "legal non-conforming".The "legal" part of "non-conforming" is dropped when it doesn't apply so most commonly people call these units "non-conforming", "finished", "in-law suite/unit", or "bonus unit".Non-conforming: Any property that doesn't meet current zoning requirements.Legal non-conforming: A non-conforming property that was lawfully established under previous zoning regulations and is allowed to continue its use.Based on his posts @Mario Morales is referring to a non-conforming unit.

I like to outsource that to a local expert.I call/interview property mangement companies in a city that I like and ask them to refer me to a real estate broker who works with investors.  

Self Sufficiency test is the important item for 3-4 unit FHA homes.