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With all the repairs there's no way they're getting a mortgage on this place and its heir property that the widow owns with her kids, so she doesn't want to owner finance (trust me, I checked all the boxes to try to make this deal work).

Odds are those all go up.....Expense go up and rent goes down is the making of a bad investment for you.At best I would drop it and require them to have professional yard care be paid for by them..... even that would be a stretch unless my rent is higher than marketOpening the box of letting tenants dictate the rent is a bad precedent to start.....I might do this...1 year lease at $2800........ 2 year lease at $2700....

For those that don't know, this is exactly what it sounds like, a small box of water that the dryer vents into. 

Now if the prospective tenant doesn't check all the boxes it's a no...

If there are any missing breakers with an open spot that you can see into the box itself, I'd be concerned someone sloppy has been in there and probably unlicensed and I'm worried what else they've been messing with if they're willing to open up the panel. 

But there is a box checked under that and states Landlord shall not provide pest control services to premises and is the responisiblity of tenant to keep it pest free.

I prefer something better that the big box stuff but I don't want to blow my budget. 

My fiancee and I currently live in a tenement and we drop a check in a lock box each month.