If the unit has these:Assume replacement every 10 years:Water heater - $900Refrigerator - $900Range - $900Dishwasher - $600Clothes washer/dryer - $1000 combinedEvery 15 years:Furnace - $2900Central air - $29003 BR SFR Flat Roof - $2100 + $300 per 3 years to coat itI annually plan for an additional $1,500 of miscellaneous maintenance expenses and $800 for capital improvements.You could probably use something like this to estimate your per-unit costs as some units might not have all the same features.  

It needs little work;  just a fresh coat of paint and a new subfloor in the kitchen.  

Joseph's Coat are such phenomenal guys with great integrity.

If I have an attorney at the hearing can I include the coat of that in what they owe me?

There's nothing really wrong with it, unfortunately they just need to be fished out occasionally with a wire coat hanger.

It's cost me some carpet and a coat of paint which I did myself except for the carpet install.

If he moves out and leaves damage to the property, a fresh coat of paint won't help you too much.Personally, I'd treat "Joe the Painter" completely independently from "Joe the Tenant".  

Pretty decent overall metrics on my offer of about $139k which would rent for about $1,400However, after inspection, it probably needs $3,000 of capex and with a foundation inspection it needs at least a soul leveling for $4,000 or a full foundation overall auk for $10,500I countered during the option period with $125,000 to cover my capex coats. 

I am happy to see that some of you are being blunt and trying to tell me 'how it is' rather than sugar coating it, also.

If some painting was done in 1970, it is highly likely that some of those coats were leaded paint.