And what are some additional CAPEX items that I should be factoring in besides the roof and HVAC?

Not allocating cap ex and maintenance because an item is not expected to fail soon is simply providing a misleading return estimate.  10% maintenance/cap ex ($132) is less than half of reality and maybe less than 1/3 of reality.  

I have big items backing up now like a garage roof tarped I can't afford to reshingle, a back fence falling apart at my own home, leaning trees that need taken out....

If the title company is trying to put Buyer side items onto Seller side statement in this transaction, I would ask them why.As noted, things can change in a year, i.e. the whole buyer side commission thing with NAR, but in my state (Ohio), the customary fees typically don't change.  

While the units look to cash flow, for the next 5 years we plan on using that cash flow for any extra expenses over and above what we would forecast for the maintenance, repairs, and capex items for the properties since we already have W2 jobs we plan on keeping for at least the next 5 years. 

We gather all documentation into a Google Drive folder for potential buyers, including:Renovation details (brochures, warranty cards)Pre-listing inspection reportPre-listing appraisalWell system documentationSeptic system documentationSharing this folder with agents and on the MLS helps create transparency, leading to bidding wars and waived inspections, often resulting in offers over the list price and fewer repair concessions.By identifying properties that fit the rural buy box for entry-level to mid-priced buyers and tackling major expense items upfront, we remove risk from the transaction.

It’s a dark mahogany color and should be a stock item.

Opening new items and assembling them.

This is the quantifiable data that operators need to pull the trigger on buying the high dollar items.

When I say good I guess my parameters would be the usual items like protection, anonymity (if that's even a thing) etc...Thank you in advance!