--Have the seller do some repairs/upgrades (new paint, counter tops, new fence, carpet, etc) and then make the purchase price $140k with seller paying closing costs - therefore the seller will recoup that money after closing and we don't have to do the upgrades and such ourselves. 

I ordered the kitchen cabinets, counter tops and sink at home depot yesterday.

If you want to set expectations, it should be worded this way, “Furnish and install all caulking (Big Stretch, or Approved Equal) at all millwork, standing and running trim, countertop and backsplashes to provide a complete, consistent, and seamless caulking interface at all dissimilar surfaces per the drawings and specifications.

For countertops, would you recommend Quartz, Granite, or something else?

Finally, joints are 'weak' spots so dovetail & screws are better then glue and staples.Make sure you are comparing apples to apples when looking at different cabinets.Picking counter tops is impacted by the tenant class you are targeting.

"The survey found the worst, most outdated features in homes include linoleum floors (40 percent), popcorn ceilings (29 percent), wood paneling (28 percent), ceramic tile countertops (28 percent), shag carpeting (19 percent) and avocado green appliances (8 percent)."

And useful as heck when making cuts on countertops or subfloors where your circular saw can't finish the cut because you run into a wall.3.Texture sprayer. 

. * Look for burns in the carpet and on places where one might rest a cigarette, such as a counter top or fireplace mantel.Note: Cigarette smoke will leave a yellow tar residue that can be easily seen in furnace filters and on cleaning wipes.

The kitchen has Quartz counter tops and stainless appliances.

(If they have granite countertops, does your property also have that?)