The refrigerant leak can be the biggest challenge - they must examine the tubing visually for signs of damage, leak-check the joints, coils and tubing using an electronic leak detector, and once they find the leak, the system must be depressurized (pumped into a refrigerant container), the leak repaired, then the system must be evacuated to make sure it holds a vacuum (verify no more leaks), then dessicated and recharged.

This is when a nice spreadsheet will help you visualize your cost/benefit analysis.

Is there a test to see if I'm better off replacing boards or is a visual inspection enough? 

For example my spreadsheet list on a home that rents for $1,000 the rent from the 1st - 5th is $1,000, from the 6th - 15th its $1,100, from the 16th - court date is $1,325 ($1,000 rent + $100 late fee +$125 court cost+ $100 reinstatement/admin fee).This gives them a visual picture of what they are going to owe.

And especially for the visual :) I had already painted the garage door a tan(ish) color to try to make it blend in more-- do you think I should go back and try white instead?

I learned not to show units while occupied, mainly because applicants can't visualize their stuff in the apartment, if the current tenant's stuff is still there.  

A visual inspection done by my Handyman on 21st July 2016 and then again myself on July 25th 2016 did not show any visible signs of leaks or moisture. --- (your daughter) was with me during my walk though and we both saw no signs of mold that day.An AC technician was called on July 31st.

You must clearly spell out or paint a visual picture of what will likely happen if the tenant ignores your memo.

Company sucked them out and visually looked around, as did I.

There is only so much I, or the real estate agent can do with words for them to try to visualize the place in a normal condition.