You will want to adjust your screening criteria. 

Your gain is determined by the difference between your adjusted cost basis (acquisition plus cap expenditures minus depreciation) and the net sales price - debt is not a factor.3.

Right now I have a rental account where the deposit is made from the renter, then every month i pay my mortgage payment from my general bills account manually.

-NO overhead remote given out (see previous)- digital deadbolt to man door - NONlocking knob for man door- manual sliding lock for overhead doorMy garages aren’t heated.

. - Then you need to adjust your expectations or change markets.  

Pre-existing conditions are handled differently but you can get scripts for massages, chiropractic adjustments, etc, that are fully covered.

I am looking at about $20k in repairs but will try to get the price adjusted to reflect this or I walk away. 

You can always go back and adjust the plan.

That way, you can understand if yours is a seller's market and predict fluctuations in order to adjust your timing when listing your property (spoiler alert: we can't really predict the future, but we can certainly identify trends and be more prepared than others);2) Consider potential uses: Depending on the demand in your area, converting a 4-family into a 2-family or single family home before selling might translate into higher and more profitable offers.

The logical solution is that market rents be adjusted to account for landlords additional cost.