Pets arnt a big deal unless they do cause distruction which could be added as a clause in the contract.

If I got that number on proforma I would likely be adding 50% to that number until I had more precise information.

You can assign some value to the lease to purchase homes, but that should be added in after you divide the NOI by the cap rate.

Some owners will bump up the price of a building if they know value can be added, but this shouldn't be much. 

again, Texas...i couldn't live without my fans, but that's my prefLawn - grass in front and back is sparse/weedy...is it worth it to reseed/overseed or just let it be?Added

IF this is a buy and hold use it as is and see where it goes.If the tank 'needs' pumped,,,pump it,,,if the laterals arent draining well enough you can blast them with high pressure air and styrofoam beads and make it work like new,I would NOT call any inspectors or wake up any sleeping dogs I didnt need to. 

I require any adult to be added to the lease, so I would not allow someone to move in without being vetted. 

If the house was not put into rental service prior to doing the work, then the cost of improvements and repairs you made will be added to the cost basis of the house, not expensed.

Here’s what I mean:If you are using a Schedule C in your personal tax returns there are 4 important items to be aware of when a bank calculates your income.Schedule CDepreciation (Line 13/14) – can be added BACK as income Business Use of Home (Line 30) – can be added BACK as incomeVehicle Miles (Line 44A) – can be added BACK as incomeUn-allowed Meals and Entertainment (Line 24B) – is subtracted FROM your incomeSo if your Schedule C taxable income is $0 (line 31) but your depreciation is $10,000 then your actual income is $10,000!

I am running a vacation rental not renting a room at a bead and breakfast so it is no surprise to me that people who are looking for a vacation house are using VRBO and homeaway over AirBnB, at least that is how it is working out for me.