But it should only be attorney cost, the deed and recording fees (few hundred) , maybe a final water cert.

Quote from @Jaycee Greene: Unless you already have a capital reserve fund that will pay for unforeseen, major expenses, like a new water heater, roof, or A/C unit for example, I'd keep the profits in the account until it can cover 6-12 months of operating expenses.

Improve the grade if water flows toward or pools near the house.

Are there separate gas, electric and water meters for each apartment?

Wood Floors not sealed, tile not properly installed and grouted, cheap flat paint that the tenants can't wipe finger prints or food splashes off, countertops not caulked so water gets behind causing water damages, the cabinets were painted over not replaced the list goes on and on.

Bonus is I am getting new HVAC, Furnace and hot water tank. 

Labor/material are going to be different and need to factor that in4) new roof, new HVAC, new water heater, ac panel, replacing plumbing to PVCThese are very variable, if you are getting this from a licensed guy to do it and unlicensed.. is it a big shop or a local shop doing it, is the GC doing it they will put some money on the top so it will be more money5) framing (creating new bedrooms or baths)I would get all these quoted from a good couple of licensed guys and unlicensed to know your numbers to cents

and deal with power lines, water lines and sewer, maybe seal the well. 

The problem is the waters are muddied when a negative occurs with the investment that is in no way the result of dishonesty or incompetence; it’s merely the revealing of the probability of an outcome that has been properly disclosed as a possibility - yet the unsophisticated investor begins crying Ponzi scheme, theft, incompetence and every other accusation they can think of rather than considering the possibility that they made an investor with higher risk than a money market fund. 

You mentioned that you've been paying water / sewer for all 4 units.