And by purchasing new you'll be basically eliminating capital expense items for years.

The HOA funds are limited and if something happens, there will likely be a special assessment; roof and/or exterior paint are the big ticket items that are near end of life according to building assessment. 

She just did such a terrible job at managing this, I am having to micro analyze every line item.

Up until recently I had been doing my own book keeping for both which was a terrible idea haha; I have gotten extensions on my taxes for the past 5 years because i manually itemized all expenses I did not keep up with throughout the year on EXCEL.

This should include how and where they pay rent, how to get in touch with you for maintenance items and any other important information.

so - what are the ages of those items, how much will they cost to replace, and how long will they last? 

I've had some work items bogging me down along with a very sick relative. 

If you have a full quote with itemized coverages and pricing you might be able to get a better idea. 

Also, key Due Diligence items.  

So, for example, a release of an “all items index” rise of 3.4% for April 2024 means that prices rose by 3.4% when compared to prices in April 2023.Remember that while the overall number is important and comparisons to the prior year and prior month are key, the main factor that affects interest rates (and thus, mortgage rates) is the number (percent change year over year) versus expectations.