I'm totally good with some sweat equity but I'm not in a position to do Roof, siding, structural repairs and such.

For example do you have a great w2 and can you afford to cover costs of a major repair or 3 months of vacancy?

Repairs and maintenance was $3492.50 for the year. 

This can be especially helpful if you’re uncertain about repair assumptions or costs.If it’s a contractor you’ve worked with multiple times, involving them early in the process is often beneficial.

we just see new investors in the forums blown away when they hit their fix big capex - a new roof, a new furnace, a driveway repair, a couple appliances going at once. 

Telling sellers everything wrong with their house and justifying your offer with repair costs doesn’t build trust—it kills it.

Quote from @Stuart Udis: My comment has nothing to do with comps and your decision to make the repair shouldn't be comp influenced either.  

Also that is a rare repair even in older homes. 

This is typically done 3x a year.Hire a company to deep clean the washing machine, drier, and dishwasher.Reimburse us for the combined 8 hours we have now spent on cleaning the home.Repaint the walls, at minimum in the basement.Prorate our rent for the days we are unable to be in the home due to the current issues and any repair time.Please let us know how you would like to proceed.Thank you,Sindy and Cary"You need a professional property manager!

Think if one house grosses 1k/month, then it may net say $500/month (after maintenance/repairs, CapEx).