Some PMs know they aren't good at handling (or don't want to handle) certain items. 

Start by itemizing the expenses and send them an itemized invoice; include unpaid rent, utilities, etc. 

If you go the AirBnB route just make sure you go all in - don't skimp on furnishings, design and amenities - so give yourself enough room to purchase these items.

At this point in time, I don't think selling would be my best option as I've spent a lot of money on capex items that I would not necessarily immediately get back from selling. 

Alternatively, you may receive a counteroffer on the rent amount and be asked to either accept or deny.If you are unsure about the items needed for the initial inspection, I suggest asking the housing authority for a checklist.

After including all of those line items it would be good to see $150-$200 per month per unit. 

And what are some additional CAPEX items that I should be factoring in besides the roof and HVAC?

Not allocating cap ex and maintenance because an item is not expected to fail soon is simply providing a misleading return estimate.  10% maintenance/cap ex ($132) is less than half of reality and maybe less than 1/3 of reality.  

I have big items backing up now like a garage roof tarped I can't afford to reshingle, a back fence falling apart at my own home, leaning trees that need taken out....

If the title company is trying to put Buyer side items onto Seller side statement in this transaction, I would ask them why.As noted, things can change in a year, i.e. the whole buyer side commission thing with NAR, but in my state (Ohio), the customary fees typically don't change.