But, we still hire outside to make sure we don't miss anything.If we had not hired an inspector when we first started, we would have not caught countless items, and would have overpaid on every deal.If you're going to hire a property manager, and expect them to give you an objective analysis, good luck.

Because as a business, you want to milk capital items for as much life as you can ring out of them!

IMHO if I wanted to know what items would entice a buyer I would ask a buyer.  

Smaller facilities have smaller operating budgets so any one bigger repair or required maintenance item can blow your annual budget.

Repairing water damage and fixing broken items is the bear minimum for a landlord.

While visiting the house, there are numerous items which need remediation including flooring, light fixtures, landscaping, some drywall work.

This includes some major items like below upgrading septic to elgin septic system 20kupgrading electric to new cod 20ktree cutting trimming 10ktrench/French drain 10khvac replacement repair 10knew plumbing 10kcrawlspace repairs 10kappliances replacement 5kdoors replacement 5kmold repairs 3kroof repairs 3kother repairs It is in good location.

If someone had an "event" in their life (illness, divorce, etc) then we may be willing to accept that, but if someone has had their vehicle repoed, they have items in collections, and a history of late payments, we'll pass.

Here’s California's https://www.car.org/-/media/CAR/Documents/Transaction-Center...page 2 item 9.  

I recommend to all my property management clients to institute RUBS/Sense etc, there's really great tools nowadays to put systems in place to measure these items, be it water or electric.