Out of your 119 posts on BiggerPockets, over 1/3rd of them mysteriously mention Innago.They all magically happen within the same 10 minute time-frame every week as well.

I'd say 90k for purchase, 20k for rehab, 10k for closing costs, commissions, fees, other mystery and unexpected fees and things that come up.

Maintenance and cap-x does not, in large part, have to be a mystery game of wait n see what happens.

I would also check rents, do some mystery shopping and see if your expectation is correct.

There is an old joke: you don't have to run faster than the bear, just faster than your friend.There are hundreds of leases signed every week, your apartment needs to be more attractive than 50% of what's out there and it will be rented quickly.So you'll have to do some mystery shopping and (ideally) physically look at your competition.

(Both that you know about now and that you are told about form your buyer’s inspections.)Most buyers are going to discount their offer by double what they think it will cost to repair what they can see plus the “mystery repairs” you’re hiding with your as-is sale so you will make much less on the sale. 

thats a mystery to me.

This is clearly a shakedown, and while I'm not a lawyer and wouldn't know what law it violates, it certainly must violate one or more laws to purposefully conceal what the correct address is in an attempt to have the LL violate housing laws, and thus profit from it.I would request a freedom of information act request, and ask for all documents related to the previous 80 cases, as there are bound to be common themes, such as "attorney claiming to have sent a letter", but all 80 landlords mysteriously never got a letter. 

A general maintenance tech or handyman may not have the expertise to certify a leak that is especially mysterious. 

There are no mysteries.