Heating costs go up in winter, as does electricity due to the reduced natural light and more people indoors.

I've been doing some light reading, and it sounds like refinancing that property and using the proceeds to reinvest elsewhere might be a better option. 

I emphasized the quick closing timeline and my ability to pay cash via hard money financing to strengthen my offer.

Lending was another challenge, lending restrictions were starting to tighten up, and we had to get a bit creative with our lenders to get the financing we needed to close.

Leaves an immediate bad impression.Entry Door: This seems silly but make sure your front door opens and closes easily without the need to play around with the door. 

I remember once I was in a nice area of ATL at a closing and the attornies office was hot I asked whats up he said his two condenser got stolen that night LOL.. its a very active sport out East of the rockies we just dont hear of this on the west coast..

So, in reality every month your moving close and closer to sucking out months/years of profits via items aging out, cap-x coming to bear. 

There is recessed lighting throughout the unit, I am looking to get about 1,600-1,750 for the unit.

This will shine a light on the areas you have gaps.

We are able to get great incentives and the ability to own an investment property that take a very light maintenance budget for the first few years is a huge plus.