I understand, but at 3,800 sft things like flooring and trim can add up very quickly. 

Trim the desilvered edges off your mirror.

The old landlord at my trIplex had one of the tenants do it for a reduced price but the yard was unkept the hedges were never trimmed and grass was knee high .

Tenant moves out and new owner discovers all the walls are painted dark grey with burgundy trim.

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Rotting trim, overgrown yards, etc. 

3000sq ft of siding is standard in my area, so they're saying that just to paint the siding, it should be $4500-$8300, before you even talk about trim and windows? 

Was all white, we turned it into a two tone with grey siding and white trim.

if you self manage you may be able to keep expenses trim at around 30%, if water/sewer is direct billed, i wouldn't pay more than 130k due to market, how small it is, and lower lot rent. and that is based on 50% expense ratio w/ 10 cap applied with more conservative expense ratio to build in a little bit of room for error.

I typically figure 5% repairs, plumbing, electrical, 3% miscellaneous (tree trimming, gutter clean-out, landscape upkeep, lock changes, etc.)That deal is tight.