I have two concerns, first, $90k seems very high for the rent you are expecting, I am curious of your methodology behind that estimate, to me that means structural and most major systems need serious attention. 2nd, and more importantly, you mentioned a 203(k) loan, however, correct me if I'm wrong, but 203k loans have an owner occupancy stipulation, thus, one of those units will not be rented to a tenant but to yourself.

As for financing these expenditures, if you are going fha, look into a 203k loan for your rehab needs, it blankets the approved expenditures into the mortgage total, however I believe this does stipulate you have to hire out and can't have any of the work done yourself or friends etc...

The stipulations are that I have to approve the colors & a professional will be hired (I pick, they pay).

You could stipulate that the property manager is to use your guy for repairs.

Ultimately I think its more up to the owner than you trying to force a client into renting but if your end question is "does it make sense" and your job is a property manager, well, you get paid if you place a tenant (if that's how you arrange your contract) so do you want to get paid and is the amount of work worth the few months potentially you will be collecting a percentage of rent.If all those things are accurate, in order to protect yourself, you might want to stipulate that if you are able to place a tenant, and the military member comes home earlier than 1 year, you get a set amount in fees payable by the owner in order to cover the placing of the tenant.

The contract we were given by the mover is not acceptable (too much money upfront, no provisions for lien releases, not enough detail about what is going to be done and by whom, no stipulations about insurance, etc...the contract favors the mover/installer and has no protections for us, which makes sense since he prepared it).

I am thinking about putting in a stipulation for the landlord to provide me the last 3 months of water bill documentation.

It won't be just a clause as the terms must be stipulated, you could save a lot by saying 'like terms" but it's not that simple either.Future obligations must have a time set, usually less than one year.

I need to know who much is reasonable, is it a common assessment, can we do it; even if is not listed in the CC&R's and can you implement such an action by stipulating that it will be added to the CC&R's.

You can also find additional stipulations by region depending on regional loan losses and delinquencies.