It rained pitting the surface, they came out and redid it for free.

It's negligible.It's like debating the circumference of Earth, fighting over a micron-sized speck of dust on Earth's surface, trying to include that in Earth's radius.

You can limit the spread of bulk dirt and debris but it's impossible to stop the fine particles from finding their way into every closet, space, and surface in the house.

@Kadeem Howell On the surface the deal sounds awesome.

We just had a bathroom with surface mold that was tested and deemed treatable with disinfectant and paint.

You can measure the relative humidity in the air and also on surfaces like drywall.

Yes, the Kitchen and bath are value add, but that's at the surface. 

Based on what I was told she wants to sell for, it appears to be a great deal on the surface.

Any representative for you on a purchase who says Im staying in my lane is not an advocate for investing as a breadth of knowledge is needed to understand this territory and unfortunately experience talks and books scratch the surface of what to possibly expect down the winding road to closing a deal especially the tricky ones. 

This calculator is more useful for Single Family.To really dig in, I'd want to see the expected change in rent by unit style to see if other properties in the area are able to obtain that and compare to your rehab budget.I'd also like to see how your expenses compare to the NAA expense categories that are widely used in the industry and the same list used by most brokers.On the surface, this looks like a good deal.