Quote from @Bill B.: I was told by my PM at a recent move out it was now considered normal wear and tear and you couldn’t charge for it. 

If you owned the local grocery story, you wouldn't apply their grocery bill to their rent payment.

In your case of a fourplex, option 2 should get you a better deal.I would also agree with Bill on how the number of units may not correlate with the value of the property unless it is a large multifamily complex, and sometimes a fourplex or several single family houses would give you better returns. 100% We always recommend conventional first until you can no longer qualify for those. 

Might coat you $500 or more for a hour but will save you a $15k bill from a contractor who simply sees a easy way to make money off off you! 

Quote from @Bill S.: @Lau Cor you are probably not going to find many on market deals in Colorado Springs that you can get for 80K down (<$400,000 purchase price) that will break even with a DSCR loan.

Bill,Thanks and yes he is likely capable of pushing for a sale but so far, seems to just want some quick cash.

Valuable feedback from both @Amber Forkey and@Bill B. here 

Bill

@Bill B.

I personally put them on a schedule, long term, because I do not have the time to do the work myself and contracting it out all in one shot comes with a large bill.