@Matt HolmerThank you responding promptly.

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

The current owner bought it for $30K and I know they had to clean up a lot of title work and started doing repairs. 

This simple update has big implications for property owners, allowing small repairs and maintenance to be handled more quickly and affordably.

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

From there it's up to you on selling. 8 years you should be not breaking even unless this place is in a rough area or needed a ton for repairs over the years.

2 are not cashflowing with the required expenses for vacancy at 10%, repairs at 10% and capital expenditures at 5%.

One is the $10,000 repair expenses.

Unless you find a buyer with a very specific criteria who is willing to pay above the typical 70% - repairs.

I’ll also amortize large items like roof over 20 yrs, and then add $100/mo/unit for general repairs.