That's it, but a) print out a page for each property you think is comparable, b) make the list of repairs long and inclusive of everything you've done. c) Put larger items first like kitchen remodel......and don't just say 'kitchen remodel', list things like 'custom backsplash tile/Bosch appliances/recessed can lighting/pot filler/etc. d) Cite the price/value of the work done, and don't be afraid to be generous.

The good news is that this is the perfect hidden health and safety inspection item with which to negotiate a price reduction.

First off, all high skill requiring items let's remove those.

Pay $2 to $4 per item.5.  

If I scale to a point where I no longer have time and have to outsource, that line item is already accounted for and the property will still be profitable.  

I figure the ones over 50 or 60 years old have already had all the big ticket items replaced.

Whether we agree with these items or not, the following are inflationary government policies: stimulus, student debt relief, tariffs, increased child tax credits, limited immigration, and big government deficit spending.

Having a GC that will provide good documentation, itemized receipts, etc. will make the process much easier I've noticed. 

This is just one item. 

I like using these for just this case.Another item to consider is since this is a 2nd floor I wouldn't be that worried since the 1st floor will heat the 2nd floor enough to not allow frozen pipes.I would also talk to an HVAC person because I believe they can also put a device to cycle the heat a few times a day or even put a secondary thermostat in the apt to take care of the minimum issues.I feel for you because otherwise you have a great tenant.