And we've got a mall that hd a huge Macy's or maybe it was saks 5th ave I can't remember, regardless they through a huge volleyball facility in the space and that has really been driving the mall, its actually really cool, they left a huge window into the rest of the mall so people can see in walking buy...very well thought out.

Typically there is a small window for you to appeal (although this could vary county to county). 

Since most flips fail these days and many rely on their charts, slides and software analysis, it should be a signal that it's not some phenomenon to guarantee success.

Yes, you personally aren't living there, but with high crime comes unqualified tenants and high maintenance costs (stolen materials, broken windows, etc.).

I remember visiting a buddy’s place in Austin years back..he had a similar setup over his detached garage and was convinced that adding a window unit and some carpet would let him count that space towards the home’s total square footage.

This place has two SFRs on a lot, needed both to be fully remodeled with AC placed, windows and a lot of other stuff.

Small windows, aluminum wiring, etc. 

We still need to calculate appliances, flooring, windows, HVAC, fixtures....My point is that we need to be putting away money to keep our properties in max market rent rate condition.

Learn how to properly assess and QC the excavation and foundation phase, framing, roofing, siding, windows, etc.

A nice portfolio is 10-40 properties, and yes you should drive by your own assets to check for broken windows.