This is where smoke/CO detectors, grounding, electric garage door reversers, and other goodies came from.If the municipality performing the U&O calls out an item, Seller is stuck with resolving it either by fixing it or negotiating it with the buyer.

Electrical and plumbing all updated within the last 4 years.

Neutral colors work well, and energy-efficient upgrades not only attract buyers but can also qualify for tax benefits.

I have been playing the multifamily game for almost 10 years now, and the GRM is one of my least favorite methods personally since it ignores so many important factors (steam boiler versus electric baseboard heat as an example). 

The office has an A/C window unit with drywall, carpet and electricity. 

Had a home inspection done and found it needs some work (Roof will need to be replaced in the next few years, some of the electrical needs work, updating the 2 upstairs units, furnace replacement at some point, etc...).  

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

Are all 4 units metered for gas and electric separately or on master meter? 

Check w/ the City / County to see what the permitting process is, and what if anything you would have to do regarding plumbing / electrical.

New drywall, mechanicals, windows, electrical, roof, siding- essentially new from foundation up.