I sold and started rolling that money into syndications, because it meant less work, less worry, and, when taking real Capex and repair reserves into account, I could make more money.So what is a real reserve for rentals: $20/mo for the roof, 500-1000/yr for turn over costs, $33/mo for HVAC, $83/mo for full kitchen remodel every 20 years, $33/mo for full bath remodel every 20 years, exterior paint, decking, fences, tree trimming, garage doors and openers, flooring, baseboards, blinds, etc. 

(and per linear foot for trims).

While "demanding" the tenant to trim the nails is an option but hard to enforce + holding a higher security or pet deposit is also an option - I would love to try and find a coating or some other option that actually protects the floors, even if it is not guaranteed but would possibly improve the floor chances of surviving longer.Any suggestions? 

You could end up with paint splatters all over your flooring, trim, cabinets, and fixtures, a mess for edging around the ceilings and trim, peeling paint where the trim wasn't adequately sanded or deglossed, poor uneven wall texture if repairs are not made and sanded, and/or nicotine bleeding through the new paint, etc..

(and per linear foot for trims).

Gutted interior & reformatted floor plan to include true master with ensuite bath, new hall bath location, new HVAC, new electrical panel & wiring, new roof, new flooring, new paint, landscape, and all the trimmings.

So, there goes 5 to 10 years of your projected maintenance.Then, when a tenant moves you need to paint, replace flooring, clean, repair and replace appliances, make several repairs like replace door locks. replace missing and broken screens, replace faucets,  replace cracked or damaged sinks, do yard cleaning and repairs, tree and plant trimming and the list goes on and on and when your tenant moves you get hit with total costs of about $6,000 to $12,000 and this is in additional to plumbing, furnaces, etc.It appears that you are purchasing out of your area and you will inherit many risks and additional expenses by having to pay a property management company and because you are not hands-on for everything.I would like to see you post all your numbers and projections and I will put them in my software and give you my opinion.

There are things that I love in my house, like my custom 6in floor trim, that will not drive rent or a rentals value up by a way that justifies the cost.

When they fall into a neighbors yard, they actually become the neighbors responsibility, but being a good neighbor and trimming them before they become a problem is the best solution.

It also has lead paint on the interior that has been painted over "several times and the trim was replaced" per the owner.I want to buy the property to rent it out.