Are there other items that give minimal impact to an appraisal but could be higher dollar repairs? 

Good news you can take a tax deduction for health insurance above the line( do not have to itemize).

Once completed, refinancing into a traditional mortgage (still determining the which/time/rate on that piece).. 

If you house hack if makes your debt to income way better and it makes traditional financing options way easier on your second deal.

Create a SOW (Scope of Work) and use this as a checklist for items that need rehab. 4.

My realtor says it’s not just a matter of mid August being traditionally slower (mine is 2br 1.5 ba so not a family demographic anyway), it’s unnaturally slow right now. 

I've done a walkthrough of the building and although it is dirty due to the tenants (nothing like the horror pics I've seen of other landlord properties, this is just the way they live) it has had some big ticket item updates within the last couple years.

I would want 14-15% of the Gross Rent in that line item.

@George GenovezosIt is standard for those types of items to be addressed in the IRA LLC operating agreement.

How long is it going to take for you to get to the point where you can a more traditional loan with your credit?