However, we experienced a similar item with water.

Not carrying water for State Farm here as I have plenty of issues with them but a slow leak is often not covered under any insurance policy. 

They'll probably think it appraised higher but I personally wouldn't want to muddy the water by having that appraisal hanging over the negotiation. 

Net income = $39,240Monthly operating expenses are as follows: Trash - $33, Landscaping/yard - $66, Electric - tenants pay, Water - $95, Maintenance $87Monthly taxes about 3KSo, gross expenses are at $41,064If I'm doing the calculations correctly, my net operating income is -$21,888 and cap rate is -3.4%.Obviously the current numbers look terrible for this investment, but I feel like the rent should be raised significantly based on comps (above 2K each unit). 

Again, this can be a big expense if you need to make repairs/updates.HVAC systems & water heater.

Exactly unintended consequences and total BS. its like throwing the baby out with the bath water. this is not good this needs to be addressed in a positive manner and like right NOW. in my mind. 

Lazy River, water slides, gym, restaurant/ bar, etc).Themed rooms - make the bedrooms attractive by theming them with characters (Disney, Harry Potter, Star Wars, etc).Games Room - these are often located in a garage conversion or a left area.  

I don't really want to tread water, or worse go backwards.

Water heaters, furnace, plumbing leaks, replacing a roof, replacing the main water line, tree trimming, microwave replacement, etc. $20-25K would be awesome but you can likely get by depending on condition for $10-15K. 

I would have to say that the curtain rod would be easier, but if you are worried about caulking and don't want to risk water damage then the glass doors might be worth the investment.