@Wesin NurThe 1% rule is just a general rule.with all things being equal, good neighborhoods will have a lower % than areas with a bad neighborhood.Good neighborhoods normally require less upkeep and may survive by collecting less than the 1%You also want to determine what the costs normally are for items such as real estate taxes and insurance.If you are in an area with a high property tax / insurance, it will likely be harder for you to cash flow at less than 1%.

But you are off on a few items. 

But I sell for net long-time rentals that have punch list items to first time buyers. 

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusionThe answer to your $10,000 question is it depends on if the unit is in service and what the breakdown of the $10,000 is(repair vs improvement) and if there is any safe harbor/election to currently expense the items.

Do you know what items are dragging your score down?

Every resident should leave behind part of their story and history.Add an inspiration page to the website.Would even be fun to do DIY projects with the resident directly.Offer additional services as needed, including healthcare support, social support, general errands etc.Leverage nursing friends to create a home health care wing of the company.Explore research on the use of therapy animals, and incorporate into services.Create events that promote group interactions across the various tenants within the GNA community.Team sportsRegular cookoutsTeam buildingFind ways to focus on any positive impacts for children in the home.Look into unique tutoring or home schooling business ventures.Provide ride services to ensure kids get to school.Offer daycare services.Create a unique fund matching opportunity to promote investment in an early fund for either graduation or retirement.When a resident is ready to move, offer support in other available properties within the GNA, or moving services to their desired location.Build a department to assist in everything moving related, including processing procedures for personal belongings that may not fit in the new location.Explore the idea of a “Brick and Mortar” operation to deal with accumulation of household items that is an inevitable part of the entire process.

I had 1 dump truck worth of leftover items to remove.

It's a newer home that was built in 2018 so hopefully it will be a while until I'd have to replace those big CapEx items like roof, HVAC unit etc.

Once you can demonstrate your expertise the other items like net worth and capital can be made up by partners.

You need to break down and line item what needs to be done to each property..