While taxes are certainly a consideration when I'm doing a cost/benefit on a potential sale, it wouldn't be my primary driver.Any s/t gain would be considered ordinary income.  

Mostly cosmetic, wall paper removal, fixing walls, new flooring, interior paint walls and ceilings, fixture replacement, and a patio.

The one time it was measured lower than the official sqft record was because of an enclosed patio and some disagreement about whether it should be included in the sqft or not.

Instead of being a property manager, where you income would be taxes as ordinary income., it would be better to master lease the properties then sub-lease then so all income is converted to passive income.

I have a lot of deferred appreciation ($80,000) that will be taxed as ordinary income. 

If you have anything outside of an ordinary vanilla loan, I don't recommend it.

So I doubt you'll get the best tenants, save your money and just get an ordinary refrigerator. 

Is there room to have more ordinary income?  

Is it OK to add this part in addendum.REPAIRS AND MAINTENANCE: Tenant agrees to maintain the lawn, repair and/or replace any and all facilities related to the premises, to provide ordinary and customary preventive maintenance, and to maintain the building in good to excellent condition throughout the Term of this Agreement.

We also had a roof leak on the back patio.