I gutted it and added new drywall, new light fixtures, new bathrooms, new paint, new kitchen, new furniture and new flooring and new windows.

A common rule of thumb is around $30 to $60 per square foot for light to moderate renovations.

Your Toledo PM can probably do better than $6k on a pretty light turnover if you ask for it. 

If you’re still concerned, you could consider installing programmable thermostats or low-flow fixtures to help control costs without relying entirely on tenant behavior. 

Due to amortization schedules front loading; you could be burning money if you go light on your down payment and use a 30 year. 

Custom built closets NO wire closest.. lights in the closets upgraded electrical etc etc.

Light to moderate. 

Out of sight out of mind.If these were items you wanted to pass the cost down to the tenants--light bulbs, air filters, water filters, batteries etc. those should be defined in the lease agreement.

Block construction cement floors with the floors sloping to a central drain. concrete counter tops stainless kitchen cabinets boob lights and minimum windows by code .

Given your budget you can definitely find a great property in a C class neighborhood, whether you're looking for a turnkey property or something that needs light cosmetic work, your buy box offers a great possibility to find a solid first investment.