Don't personalize it, keep it generic rental property colors and finishes. 

Generic tan, grey, white?

I also have my first rental in Arkansas I found a generic lease and tailored it to my needs (house is rented to a coworker) just so we have something in writing to refer to.

Nothing decent lasts a day.These are generic run of the mill 900 sq ft Lakewood duplexes with cosmetic rehab Painted white Home Depot cabinets and the grey wall white trim paint job, microscopic bath rooms, often maintenance issues, etc that sold for 135k three / four years ago.Can someone please explain to me what the heck is going on?  

The generic form that the referral service had you fill out is basically useless.

Good day everyone, I'm looking for a generic sub-to contract in NJ.

A generic facts and circumstances test.Putting it all together:1.

But since that's not always something everyone can do, we'll use more generic #sA bank would want 20% down (my bank does 80% LTV normally) - or $400k. 

Obviously this is a very generic question and property specific so I'm just looking for general thoughts from folks involved in the area.

Not in your area, but with that much work, I would reach out to 3 local vendors  with the sizes of each house (in square feet), where the air handler is located (attic, closet, garage) and ask them to give you a quote on a package deal to replace them all with whatever brand of unit you prefer (like Rheem, or if you are ok with a generic to save money).