Why are we not charging the tenant with all the broken and missing items?

She claims it’s already house broken.

I'm aiming for a profit of $100 per month.HVAC isn't broken but it is very old and electric bills are high. 

I'm aiming for a profit of $100 per month.HVAC isn't broken but it is very old and electric bills are high.

When one ferry is out of commission, (broken)  the entire system gets switched around on a temporary basis.

Essentially them working with you would be like a car salesman talking to 4 year olds about cars because eventually they will turn 16 & need to buy a car.Don't start off in business with a broken plan.

Minor/petty issues are that (think a broken light bulb). 

@Andy Mirza I went over the report with the appraiser, the only Comp I questioned was an REO in the same building that sold two  months ago that was badly damaged, water damage in two locations, old carpet, damaged kitchen floors, broken HVAC, nothing new or upgraded and that unit sold for $234,000 as an REO.Is my agent a good one is definitely a good question, After the latest price drop I told her this isn't my primary residence so I don't have the typical emotional attachments some sellers have where they want the highest prices in the neighborhood, Do we have to do these incremental small price drops, I just want what the appraisal/market says it's worth or really close to it so lets get it sold, that's when the discussion about not pricing it at appraisal came in due to the buyers wanting concessions/discounts.I didn't know over 60 days on the MLS was happening in some markets. 

The simplest method I can imagine is for all of the monthly payments to go to my partner until they've broken even.

Deep gouges or broken/rotted needs replaced.