That said, I just want the lights on when folks step on to the field for the first time.

Assuming you need new roof, repair all termite damage and re-drywall, replace all tile due to cracking, probably remodel bath for a few $k, landscape and paint outside you are probably in the $18-25k range using contractors.  

If you need help finding one that works with investors, contact your local REIA.The Dodd-Frank Act - and subsequently the Safe Harbor Act - completely changed the landscape around mortgages, lease options, and other arrangements. 

Hello fellow investors,Can someone shed some light on this topic?

Also there is a light pole over the parking area that the electric is paid for by the owner.Owners are out of state and seem motivated.Over all the neighborhood is nicer, but right next door there is another 4-plex (studio apartments) that is in very rough shape (sold 2 years ago for $45,000).I'm estimating expenses as:8% vacancy8% Maint & Repairs10% Property Mgmt (though I'll do this myself)$950 yearly taxes$613 insurance (I'm estimating that using this calculation = Purchase Price / 1000 * 3.5), but the result seems a little low to me, can't remember where I found that formula, perhaps here on BP?

lolSome creative no bank no credit ideas...Low equity deals are: sub2 lease option assignments wrapsMid equity deals are possiblysub2 and a note (pro buyer note)lease purchase and equity split (some of the profit from the back end goes to the seller)Light rehabsJV with the home seller, dont buy it, bring in private money, supervise the rehab, get a JV fee, seller makes more than the the traditional "we buy houses 65% or ARV less costs"

Is it a few light switches replaced with a dish washer change out?

Calling the town and/or talking to neighbors may shed some light (even if it has to be over the phone).  

The brick looks clean and some nice landscaping will go a long way.

Depending on what you're doing in Real Estate you might want to connect with others li a contractor, landscaper, electrician, carpenter, etc.