You are paying the tenants about $5K a year to live there (plus repairs). 

Quote from @Tar-U-Way Bright: Quote from @Shannon Strickland: @Tar-U-Way BrightI too house hack and learned everything I could ahead of time from BiggerPockets (e.g., bootcamp, forum, books).

It states there are no unresolved issues between landlord and tenant regarding repairs, Fair Housing issues, or anything else. 

.- You could also try selling to another naive investor, but you don't have the infrastructure to do so easily. 2) You'll need to evict the tenant if you haven't already.3) Have 2-3 agents tour the property and take videos of their recommendations of repairs.4) Review all of these to create consensus Scope Of Work (SOW). 5) Get 2-4 bids on the SOW6) Review bids to determine cost effectiveness of what to actually do.

Repairs vs. capital expenditures.- Find out how long the provider has been doing cost segregation studies and how many they have performed- Consider the resources available to the provider.

Your property management background will give you a head start.

My goal is to learn how to FIND the best deals particularly distressed apartment buildings that need repairs. 

No and you need to put this on hold and research the condo nuke that's about to hit Florida in the form of new legislation that no longer allows condo boards to defer necessary repairs. 

Especially if you anticipate making any repairs or value add pieces. 

actual mortgage, actual taxes, actual insurance, actual capex.with that said it will probably be closer to the 50% rule than using teeny tiny percentages for vacancy, repairs, capex, etc.