We haven't done a thing for our curb appeal in all the years we've had the home.

That is why the thought to limit total non-immediate adult family members to curb wear and tear unless an additional amount is written into the lease for the extra person each month.

I would definitely lose that for sure, the curb appeal is great except for that!

The biggest question is, can this property bring a sale price of $395k (or at least $390k) with a high confidence level and you will only know that by running the comps, getting professional opinions, and nailing the finishes and curb appeal of your product. 

However after doing some reading and realizing that having some of these fees help curb tenant behaviour, I was wondering if there are any statutes that limit what a landlord can charge a tenant for. 

It's a corner lot, great curb appeal, near a hospital and an engineering employment base. 

I didn’t like the stone facia around this basement windows anyways,  would simply plant some nice shrubs along the front line of the home with some mixed in flowers for best curb appeal plus it will save you money on the construction! 

Follow the same approach for other types of commercial you think there may be missing.If the project looks feasible the next step is to check zoning with the city or county to determine how many units you can get, what is required for all approvals including parking requirements, site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check DOT requirements for access, stop lights and permits, traffic studiesDWQ requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.

If you have an agent who is in the bottom 94%, kick them to the curb and get one who can act faster (either themselves or by systems they have established) and who have an ethical north star that is stronger than you and them both! 

Do you have professional pictures, curb appeal, staging, etc.