Next time it will be job loss, or unexpected car break down, or job loss, or on and on and on.The REAL question is are you going to manage your business in a professional manner by following and enforcing the terms of your lease or are you going to fall for every sob story a tenant gives you as an excuse for violating the terms of their lease?  

I would install a dedicated 20 amp outlet to the panel for the baseboard.

. $3k for the bathroom, $2k to paint, $4k to repair the fencing and $1k for blinds, outlets and closet doors.

Just out of curiosity what were some of your lessons learned as far as unexpected setbacks ultimately delaying you from listing the property for 5 months?

I have access to about 20k in reserves for any unexpected issues. i was thinking of using private money to fund the rehab and refinance the property.

Because of this I asked the them for all of their financial info to prove they can fund the entire rehab with a good chunk of money left over in case something unexpected comes up. 

If all your questions are answered positively, I would still have a contingency clause in the purchase agreement that would allow you to "walk away" without any penalty that is financial and before I closed I would hire a professional and experienced Inspector that would make you aware of any possible negative/unexpected things that he discovered.I would not buy a single family house for rental unless it was used as a "house hacking" loan that I felt pretty good about qualifying for it.There is only a couple reasons that could make it OK to purchase. 

This unit was old and this was not unexpected. 

I do almost all of my maintenance and what I don't do I have long-term business partners handle according to my specifications -- lasting fixes when necessary, high-quality paint that can be touched up repeatedly, Whirlpool appliances, hardwood and tile I do myself.I am on the electrical board and the outlets, I am on the roof, I am inspecting the windows, I am on the gutters all the time, I am liberal with the weedkiller concentrate, saving myself money in the long run wherever I can.What happens when you're extended from here to eternity with 75 SFR and three furnaces die in the first heavy cold snap?

I typically do only minor updates (fresh paint, new fixtures/carpet if needed, & outlets (to freshen the place up)) however on my last one I did a much more extensive update (flooring, doors, bathroom & kitchen) while expensive, I think I’ll make it back over the next 5 years because I was able to increase rent on the unit by over 50%....I’m sure there are folks with more experience than me, but just wanted to share how I approached the decision.