Repairs were needed and were finished by early december.

A monthly fee (typically around $5-20/mo) is added on to the payment.

Mainly the panel is in the basement and it would require a ton of work and paying for labor hours + repairs. 

The partials we purchase are usually on shorter term notes i.e. 120-240 month terms and investor loans to other investors that typically put 15-25% down. 

Assume break even cash flow while rented which includes a generous $600/mo repair fund. 

However, one tenant isn’t paying rent, and it looks like I might have to go through the eviction process.When evaluating a rental property, do you typically use the 1% rule?

For example, State Farm typically requires the latest inspection report for underwriting on multi-family properties that are over 30 years old.

So, he's claiming the home warranty won't cover... fine, what's the repair cost?  

Tell him you'll give him a call :) This is one of the reasons why we tell tenants they need to vacate the property for any major repairs.  

The ARV on small multifamily can be a bit tricky as most appraisers will like to use the comparable approach as to an income/NOI approach typically used by larger (5+) multifamily properties.