A lot of trash sitting in tall grass (mattresses, bottles, etc) that has been a pain to get out and mow the yards.Started staying on the property after rehabbing a house partially to make it a little nicer.

They will fail an appraisal for seemingly minor things like peeling paint, cracked glass, loose handrails, etc. 

 #3 will differ depending on your locale, latitude, etc, but here in the sunny dry southwest, its basically as follows:  Roof coatings, Mini-Split HVAC units, the best windows you can afford (or glass block has a VERY high R-Value) and if you really want to go big, PV/Solar system.  

If movable you can have glass recut and set. 

I have not actively looked at the Whyte ave and west of 99 st area recently but my gut tells me that finding a house that isn't a knock-down for $315k would be a tall order.

Study/Dining Flex w/ French glass doors + Large walk in closets.

Example, the lender used when I spoke with about move in ready, was the property can't harm you in any way, example would be broken glass messed up flooring that could trip you.  

Todd,  I think as it relates to the Portland metro area.. we are seeing a ceiling for sure on rents..and I see move in specials I saw a sign offering 400.00 referral fee for a new tenant.. ( which not sure how they can do that legally speaking).. and I know some of the new A class product is stressed in our area.. simply because the projects take years to build and build cost now for a metal glass elevator building is 400 a foot or better.. and expected rents on those units have dropped not risen..

Try to get lists that most won't/can't get access too....like tall grass citations.

I was running around checking out open houses for an upcoming auction and found that house...you know, the one with the two foot tall grass, lol.