She’s been saying she will get the items for over two weeks now but basically is in no rush now because “this is on my record now so I’ll just take my time.”I can see her point but we have been very kind not evicting her earlier.Any suggestions would be appreciated. 

That is for helping them buy the property and then selling it.The other items they want you to do are various different scopes of work.You have to be careful they are not trying to do add on items and get freebies to take advantage.

Seems like rent is never high enough to cover these items.   

I would recommend managing it yourself while you can handle it but keeping the line item of a management fee in place.

@Jimmy Klein @Lien Vuong @Jeffrey Holst @Russell Brazil - A few items to clarify. 

Have them determine the useful life of the big ticket items like roof, furnace, ac, electrical and plumbing and use that to determine what you need in reserves and consequently what you can afford to offer on the house.You'll also want to look at the cash flow in case of additional vacancies keeping in mind what the vacancy rate is in your area.

Hey William,   after checking out your report,  if the property is in our area,  the monthly taxes is low or the assessment maybe low and will go up after you purchase,   and I didn't see a line item for insurance either,   you may have trouble getting a 30 year loan on a multifamily,  I'm sure its possible, we are closing on one this week,  20 year @ 5.25%.   

When we have had to purchase supplies/materials for those rental units, we have been using our primary personal credit card to purchase those items (whoo hoo for AIRLINE MILES!) 

should we setup an LLC or any other kind of business, knowing that we will use contractors for the biggest items?

Your assets are light for a deal this size to qualify.How debt works and ratio's involved will likely depend on what going in cap rate the income throws off with purchase price.There are hundreds of items to analyze when looking over a retail property and takes a lot of time and due diligence.The items listed for roof, parking lot, etc. can equal in to the six figures in costs so very substantial to repair or replace.