Very often they won't include repairs or CAPEX.

they once told me that it just meant it was not habitable and if it was not repaired soon the city may require it to be demolished. 

Haven't used a property manager, however all repair and maintenance expense has been included.

I currently have Duplex under contract that will need significant repairs and would like to start geeting in touch with some contractors.

Regardless of renting or selling, I'm looking at spending around $2,000 for smaller repairs which include paint, replacing carpet in the basement, and replacing a bathroom vanity. 

Smart you have a FT and PT job- I think you should essentially dive in.. but not make a "bad purchase" , since you can't win on the sidelines You absolutely want to have reserves when you invest, it would not be smart to have limited capital since if you have a major repair, you will be in trouble. 

You need to add a battery pack if you want to store energy.

I want to get an idea of repairs on leaking snap ties. 

The property consists of 4 structures - 2 duplexes, an SFR and 2 car garage, and has 3/4 of acre.Here is the link to my analysis using the BP calc assuming a $455,000 purchase price and below is quick summary.https://www.biggerpockets.com/calculators/shared/260799/874435c9-b77f-4f96-a3de-90be11c4cbbaThe asking price is $475,000, Assumed purchase $455,000.I've assumed $30,000 in repairs as a place holder (TBD)Current Rents total - $4,700 + an additional $75 in income from laundry machines _ According to listing broker.Taxes are $5,868 (verified)Insurance $4,500When factoring in other expenses - landscape maintenance, water, elec, vacancy, repairs, cap ex and PM I end up with $610 in cash flow.

One of the other question was why didn't I perform an inspection, and why doesn't the loan require an inspection, to which my response was I felt that I didn't need an inspection because I knew the history of the property being their neighbor as well as I saw what was repaired when they listed the property for sale, and that there are no loans that required buyer to have an inspection done as well as there was an appraisal done on the house where a property appraiser saw the house physically.