It appears the units are below market, however with some cosmetic repairs and perhaps some capex's I feel I could increase the rent by at minimum (based on local comps) 68%.I would offer 85% of list and estimated $20,000 in repairs/upgrades (this is probably a generous estimate - the property appears to be in good shape, basically needs a face lift).With all these figures, including the 50% rule, financing with 20% down @ 3.5%, I come out to a profit of $262 per unit and a cash-on-cash return of 9.53%.So, does this seems reasonable?

Removal or deactivating will cost a few thousand but not 10s of thousand and you might want to convert to gas or upgrade to a more efficient boiler anyway.  

Your upgrades may not be worth a whole lot if the rest of the comps are low, unfortunately.

Live in it for a year while fixing it up, paint, floors, minor bathroom and kitchen upgrades, fix anything damaged or old.

It was a foreclosure that allowed me to do some (mainly cosmetic) upgrades and sell for a profit.

This is including MEP work being completed, but no upgraded finishes at all. 

Also, what language do you use in a sale that gets the same message along... that the seller wants to make it clear that he just doesn't want to make any unnecessary repairs or give credits for obvious upgrades?

Along with the standard work I do on projects, these units included replacing all galvanized water lines to copper, upgrading the electrical infrastructure and installing instant water heaters.I hope that this helps!

Here is a blog where I wrote about a recent 42 unit we bought and did creative things to add value. https://www.biggerpockets.com/renewsblog/bought-multi-million-dollar-apartment-complex-age-26/Just a few ways to produce ancillary income:- Laundry Coin laundryDetergent/laundry essentials in a vending machine in the common area laundry rooms.Rent individual W/D to each unit-Parking Garage parkingCovered parkingprime spot parkingJust plain old charge for parking-Renovations Interior units upgradesCommon area renovationExterior upgrades for curb appeal-Vending machines In common areas such as exercise room, pool house, laundry or leasing office-Trash pick up service In high-end buildings they have a service where you can set trash outside your door and for a fee maintenance will go around each night and collect it so the resident doesn't have to carry it to the dumpster.

If you still have a budget left to upgrade and still turn a profit then add the things that will place your property in higher demand.