It's going to be an obvious patch job when they do inspections and they may ask for credits or replacement so you are more likely to get more by doing more.I don't know any roofers in Canton, but any time I see patch and roof and sell, I don't think it's necessarily wise.

You will also have a credit on statement for pro-rated taxes due to buyer.  

How much do they make, credit score, rental history?

I can make improvements that increase the value.

For anything less than that with a traditional bank or credit union, you'd likely be looking at a portfolio product (the bank/CU will hold your loan and not sell it on the secondary market). 

This was my first investment property and I used a loan from my 401k for the down payment and also used a local credit union for a 10% down payment on it when I bought it.

You can do all the prequalifying from anywhere via credit check, call references, verify income etc.Make sure you have a handy person, ac person, plumber, etc etc that you can call when you need some work done. 

Spoke to a HVAC contractor saying about 7k for HVAC work and 1K for electrician work total 8k but overall may improve tenant experience and maintenance charges to me but bit more price to put upfront

There' s a buyer who will credit me the value of the lots towards a finished and tenanted property in their inventory.  

I improved the structure What was the outcome?