(Both of my grandmother's had rental homes which greatly helped in their older age, so that was always my plan). 

I'm assuming you figured in the roof and A/C in the repair costs and that's why your CAPEX is only 5%, because those major things will be brand new. just remember that there is is still furnace, hot water heater and appliances to worry about. by your figure, in 20 yrs you will have $7800 saved up for a new roof then, but in the mean time other things can go depending on their age which will take away from that amount. 

That's odd, I never sent out one yellow letter, the only stamps I bought were for verifications mailed out, then got a meter, never ran a TV, radio or newspaper ad, but they talked to me in interviews.

I can't believe how easy it is managing such things in this day and age.

Age of house?

Sounds like it may be a little older property (I'm not sure of the age), maybe something that was built before Provo started enforcing all the current rules.

I'm still doing verification which allows me to keep one of the most important parts of the business in my control.

You might even have some parameters develop in your search  like building  age or condition to look at.

Common things I would look for is "Age" of the Roof, "Age" of the Hardware(Furnance/Hot Water/Etc) also if it has a basement which is an issue in the North and the tenant's History and Payment.

Who cares, at that age if the foundation is intact do not mess with it, it has had 200 years to settle the likely hood of it shifting more is minimal.