It's one thing if you want to screw over someone , steal $10K and disappear into thin air.

Unlike a hot tub, I have to invest little upfront but can say my properties have unique amenities. 

I've seen deals where investors accept a deal that's not so hot just to comply with the time frames. 

The only thing that you should be concerned with is how hot the market is, what the true ARV is (based on actual comps in the past 90-180 days), and how much they are asking you to pay for the deal.

In other words, it's the jerk who doesn't give 24-hour notice to enter the apartment and who is renting out a dump with a broken hot water heater to a tenant with no background check that will have the most problems.Since you're local, you learn how to work with local tenants, property managers and contractors.

If it has no central air/heat I assume you’d probably get an extra $1,000 or $2,000 in value?

So, keep in mind what a good tenant expects in your area.For example, if you have an existing GAS furnace and central air conditioning already a simple replacement of the gas furnace gets people what is likely to be an economical heat source while also providing a/c which many rentals don't have.

If such is the case, the tenants in the lower flat will hear the tenants in the upper flat walking around, and kids running around upstairs can amp up that noise.If the flats have a common forced air furnace (or if there are two furnaces in a common basement or attic), muted conversations will make their way between the units.

A/C, hot tubs, leaks, appliances, etc.?   

Thousands of STVR owners have pools and hot tubs with no financial loss via lawsuits.