yep your weight in gold.  

With fresh paint throughout inside and out, brand-new roof, dual HVAC systems, updated water heater, stainless steel appliances, lighting fixtures, outlets, countertops, and PEX plumbing just to name a few.

They may or may not have good reasons and unless they communicate those reasons and perhaps even substantiate them I really try not to give them any weight.

They can find things but if they require say overhead lighting and you don't have it that is a bigger issues then small fixes. 3. 

It takes about 10 years of never missing a payment, using light leverage relative to your income, and using a tiny fraction of your available credit card limits.

People had no idea what to do at stop lights, gas pumps didn't work and those that already pumped gas couldn't pay because the attendant couldn't take cash, the lights were out in office buildings and hotels, grocery stores were worried about frozen and refrigerated food going bad, theme parks had people stuck in rides screaming to get off.

ON my latest subdivision I built we have a 15 foot right of way for the major sewer line on one lot and we let the owners know that they may want to do just light landscaping or just bark dust it/ or out east I guess its pine straw. 

Given your budget you can definitely find a great property in a C class neighborhood, whether you're looking for a turnkey property or something that needs light cosmetic work, your buy box offers a great possibility to find a solid first investment.

We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).

Out of sight out of mind.If these were items you wanted to pass the cost down to the tenants--light bulbs, air filters, water filters, batteries etc. those should be defined in the lease agreement.