There will be some rules as to how much of the down payment you are allowed to contribute (check with a lender, but he may be required to supply all of it).

In fact by the time dinner was over I had a nice list.I got up the next morning and went to the local building supply, got a quart of paint, a bucket, some cleaner, a brush and a garden hose.

He buys things like toilet paper and toothpaste in bulk, one year supply at a time

But on top of that do your own comps then who knows your comps might match up with your realtorsAs for you being worried about having to lower your ARV even more because of the market I would try my best to predict what could happen by using months of supply and the days on market formula... 

I have about 10 Rental apartments and in some I supplied the washer and dryer and some I didn’t.

Treat it like you would your own house if managing yourself yearly inspection :- furnace/boiler - clean out burners (do in Fall to make sure heat is on in winter)- clean dryer vents- caulk bathtubs- change out thermostat/CO2 detector batteries- clean out gutters in Fall- while on the roof looking at gutters, take a look at roof condition - fix early- vacuum and clean utility room near any furnaces and water heaters (keeps dirt/dust out of systems, can extend life)- rinse water heater screens (can fill with dust and won't stay lit)- drain water heaters yearly - prevents sediment buildup and will extend life- change furnace filters (more often than yearly)- if in cold environment, turn water supply to exterior off before winter- take a look under sinks to check for any slow leakThis shouldn't take much longer than an hour or so per unit per year unless you find something unexpected, and if you do find something then good job catching it early. 

We are now taking out the plumbing supply lines which are copper/galvanized plumbing and changing to PEX as a countermeasure for potential leaks down the road.

Finding the right person at the county to supply this can be challenging and the cost for the list varies greatly from county to county. 

However, Salt Lake Valley seems to be a bit overinflated at the moment due to the lack of supply. 

Get rid of galvanized water supply piping - it will clog on the inside from rust build up.