Both entrances to the basement are nice and big, doesn't even look like a basement entrance.

I have a commercial office building in Henrico Co, VA and the rear entrance concrete slab has cracked.

It's in my lease that tenant is responsible for maintaining lawn, weeding, snow/ice removal of entrance walkways and USPS access to mailbox, and any other HOA compliance items, and that if tenant does not comply, the landlord has the right to hire a professional service to complete after giving tenant x-day notice to comply, tenant to be financially responsible for payment of professional service, to be considered as additional rent due in the month immediately following the landlord's providing the invoice to the tenant.  

It needs a separate entrance and a closet would be the typical answer.

Flooring for a 4 Unit Apt Bldg Getting ready to gut the entrance, stairs, and landings of a new property. 

So instead, I tell them property specifics: pitched roof, 1980s or newer, separate entrances, separate utilities - things that will likely paint a picture to be a good property to own and then I simply analyze based off of the T12 (with rent roll to corroborate their story) and offer accordingly. 

There's no requirement to provide a security gate on an exterior entrance.

The city school district is not good, and this particular house is actually located directly across the street from the entrance to a Bausch & Lomb factory.

The basement is a fully independent unit with a full kitchen, private front and back entrances, and a washer/dryer and is being used as an Airbnb bringing in $80 a night and roughly $1000 a month.

There are stairs going up to the second floor on the outside and the door into the top unit goes into this room (the main entrance is through the staircase inside so these stairs are never used).