Wait until an HVAC or roof fully goes, usually looking at $5k single item repair cost.

((("crazy specialty item in the first place.

One last item about recording: check your local and state laws concerning recording with or without disclosure and consent.I hear the groans. 

There are items you can research which will give you a better understanding of what drives costs, but I don't know how much that will impact your investment decision.Check your property assessment.

The list also inlcudes items that should be addressed in a timely manner but are decidedly not emergencies.

I have them sign addendums to the lease that state how to treat areas of the home, ex: kitchen sink, no grease/food items (scrape your plate in the trash) toilet: only the 3 P's, no flushable anything, I even provide them 4 high quality AC filters and have them set a reminder on their phone.I like the phone reminder.

It amazes me how an agent can send back a contract without items initialed where they need to be initialed. 

Caveat is if there are safety items like 30 units need secondary fire access road, so the phase that hits 30 units also has to be the phase that builds the secondary access road if it isn't in yet...that kind of thing. 

They both often have nice items for decor for next to nothing.

These are often labeled as “turnkey” companies.Ask if they:-Have licensed contractors they work with regularly-Provide itemized estimates and progress updates-Will oversee inspections, permits, and final walkthroughs2.