They base the loan on the "After Repair Value" (ARV) of the property. 

I told her that I would maybe offer them 200k (and that would still be only an “ok” deal) and her response was a prompt “they wont take 200k.”

Everything looked great, why question - 22% ROI, 1 long-term tenant, leases that extended through the summer, and no repairs needed. 

Also our quarterly inspection is scheduled for January 6th 2018, we will be entering to inspect the HVAC system and unit for repairs.

On some level you need someone to data enter but on the other you need someone who is knowledgeable about construction to help you make the allocations between capital repairs and expenses. 

It's not in too bad shape, but was a smoker's house and hasn't had any cleaning done in years.Based on a quick walk-through I'm looking at internal painting, minimal external painting, carpet replaced (or removed to get to the hardwood floors where possible), a bunch of minor repairs to things like gutters/eaves/etc.In a perfect world, this relationship would continue to care for the property as issues occur in the future.

If you have contractors you like doing business with all simple repairs can be paid online while you have your property manager look over the work.

the tenants include computer repair, pipe shops/ "head shops, and professionals like attorneys.

I do all my own make ready, repairs and maintenance , except for AC work. 

I want to make sure I am using the tool correctly and was just wondering what the BP community  would recommended I allocate for vacancy, repairs and maintenance, cap ex and management fees?