The upstairs (where the bedrooms and full bath are) is mostly set and only in need of some carpeting in 1 bedroom and some paint in a couple spots. 

Item Cost Life years Months Cost Per Month Roof $ 6,000.00 25 300 $ 20.00 HVAC $ 4,500.00 15 180 $ 25.00 Hot H2O $ 550.00 8 96 $ 5.73 Flooring Carpet $ 1,800.00 5 60 $ 30.00 Flooring Laminate Wood $ 1,800.00 10 120 $ 15.00 Interior Paint $ 2,500.00 6 72 $ 34.72 Exterior Paint $ 3,000.00 8 96 $ 31.25 Revamp Plumbing $ 1,500.00 20 240 $ 6.25 Revamp Electrical $ 3,500.00 30 360 $ 9.72 Misc $ 200.00 1 12 $ 16.67 Monthly CapEx Allowance _ _ _ $ 179.34 

Just carpet and vinyl will cost you $1500 and paint inside about the same, you know how it goes.All that would not be a disaster if you had solid cash flow, but without cash flow it's not good. 

So you budget for carpet, wood flooring, maybe some updated countertops, some paint, etc.

Deep cleaning the carpets between tenants is recurring and appropriate to include if we're taking a 2 year average.

Washer / Dryer on second floor on carpet which concerns me from a leak perspective, should I be that concerned?  

I agree with @Greg Carrier, the PM sounds not helpful.About the rent, I can help you with that, if you provide more information I will send you comps in that area, you should check other properties in that area, for example if you have carpet and they have laminate, you should lower your rent.

It appears the mold issue probably was in the basement at some point because I see the carpet was pulled up and there is new drywall up.

We've really updated/remodeled and made our current home awesome and in move-in ready condition (new carpets, paint, fireplace, remodeled kitchen, remodeled bathrooms, custom tile, etc...).

This house needs very little with the roof being good, new water heater, high eff. furnace, a/c, appliances are all less than 7 years old and according to the owner, just needs paint and flooring in the bedrooms because the carpet is worn out.