We have chosen to upgrade to flat top stoves and self cleaning ovens that are black.

Pick your dilemma - tenant quits paying rent and squats in the house for 2 months while you spend $1,000 to evict them, the AC goes out and it's $5,000 to repair, you need a new water heater, or roof, etc.  

The roof needs to last at least 3 years and it more than likely needs to be replaced and I need to update the panel box from fuses to circuit breaker.

If this has not been provided, I would be looking at a different agent (or even going flat fee and saving yourself the 3% listing agent fee which you could apply to the sale and still not be any further behind).

Tenant claims they were not like this when he moved in (I bought this house with these tenants in place a few years ago, so I never saw the house without stuff in it until they moved out)  For all I know they swell and buckle in the summer and sit flat in the winter. 

My expectation is that rents will be flat this year for the most part, and then pick up steam over the next 2-5 years once we get the apartment inventory cleared out. 

I'd have to widen my ground level porch and extend the roof accordingly.

Nobody will really take care of your asset like you do in the end, AS LONG as  you don't try to become an HVAC and roofing expert in Texas during 99 degrees summer. 

If you hired a roofer to put on a roof and 6 months later the gutters leak do you blame the roofer?!?

. - townhome you will own ( in your case ) 50% of the roof/siding/driveway/yard etc...