Have a mason inspect the brick exterior, failing lintels or joints that need pointed could be bigger ticket items plus can allow water pentration if you are not aware of them.  

In addition to the items you've mentioned, make sure you're accounting for utilities, trash, water, property management, and maintenance reserves when running your analysis. 

But, if Hurricane XYZ rips the roof off the property and rainfall causes water damage throughout. 

Roaches need food and water, and they can't get either from people who keep their place clean.

Still in the early stages of conversation but got some beginning information and wanted to see if this was worth pursing:Asking Price: $550,000 (I already assumed that was too high, trying to figure out a reasonable price to offer)Income: $4000 a month (believe there is potential for rent increase (waiting on specifics of each unit))Expenses: $900 a month (Water, Garbage, Taxes, Insurance, Maintenance, Pest, & Septic) Self- ManagedNOI: $3100 a monthCap Rate: 8.72%Stable TenantsDoesn't need major workGood Area, Decent SchoolsQuestions:1) What is a fair win-win offer?

Some lenders, (Like me) will open with total debt bid unless I'm under water and/or I don't want to take back the property for reasons I don't want bidders to know about (Like the foundation is falling into a crevice) so, i'll open at less than market value to entice someone else to bid.

I recently had some water damage to my personal residents and need a lot of work done to get everything fixed, such as kitchen cabnets hardwood floor and counter tops.

This is mostly why I've just decided to try to take this into my own hands and destroy their name if the legal system won't work.

Obviously, we are looking at raising rents but we are also looking at "Rubs" Ratio Utility Billing system as an alternativ e.

Is there a source for the following data;  I am looking for the "norm" for the expense ratio (based on either GPR or Gross Income) for individually metered garden style apartments in the south east and the mid Atlantic (Region IV) : Marketing Insurance Janitorial Service Lawn/Snow Licenses Miscellaneous Professional Fees Accounting Legal Property Management Fees Repairs and Maintenance Resident Superintendent Salaries and Wages Supplies Taxes Real Estate Personal Property Payroll Other Trash Removal Utilities Electricity Fuel Oil Gas Sewer and Water Telephone Other (whatever I missed)