New roof, HVAC, all hard flooring surfaces (no carpet), upgraded kitchen and bathrooms, landscaping and more!

Your plan is supposed to be: only Offer the amount that YOU'LL pay if a Buyer doesn't surface!...

Now when we look at the surface items (flooring, kitchens, paint, lawn care, etc that is pretty easy to replace but that tenants habitually destroy) vs the items that really matter and can suck up a lot of funds (electrical, bathroom, landscaping, etc.).  

Kitchen surface is their name i think.

Your land drainage has a lot to do with how well it drains off surface moisture which includes your aerobic system sprinklers as well.  

On the surface positive cash flow of $215/month on a SFH is not bad but the bigger question is can you increase the profits at all.

As in not as good as Cash or a Cash-like substance, but not as bad as a mortgage, or any other type of lienable debt.4 - Non-lienable debt (uncollateralized loan) - The best...by far, even if the terms look terrible (on the surface).  

On the surface - this sounds like a conflict - which is what I was trying to avoid in working with a "Buyer's Agent".  

$500 is a lot for a touch-up if it was a painted surface.  

Bernie and others are "cashing in" on that by appearing to be anti-greed and anti-billionaire.You'll hear about it again next time that subject bubbles up to the surface.