The inspections have become so nitpicky over purely cosmetic items there has to be an extra $1-2k per year to keep up with the punch list every 1-2 years.

After adding those four items back in, it brings the complex to making around $6,500.

Im trained enough myself at this point in QBO, but my bookeeper still does the more complex entries (Loans, capital balances, reconciliation, etc) I just do the data entries for expenses. 

You missed an important item: Depending on how a person does #1 or #2, it could get them: A fast-pass to the "Principles Office" for "bullying" and now there sitting in "detention".... 

You've given me some solid pointers/items to take into consideration for future deal analysis, so thank you for that.

Good summary of what your market is looking for but as we all know, each market tends to have its "wish / want" items which differ from market to market.Flow is definitely a selling point but make adjustments come with a cost. 

But, there are certainly several items that would give me pause.  

If its a volunteer fire company you may be able to donate the house to them for the purpose of training and get a tax deduction .

This may be an opportunity to remove the tenant, refresh the rental, and increase rent significantly with a new tenant you've selected and trained.4.

The folks on BP are a great resource as is all the training and tools.