We also had my personal Heat and Air team come take a look at the system to make sure it was fully functioning and without any leaks.

Because paint is one of those things that needs to get done more often with tenants than it does for owners (we're talking function here, not staying vogue), I would suggest not painting anything.

If you are only using it for one of those functions then you are only getting a portion of what you are paying for.This isn't legal advice, just my opinion as a real estate investor.

Obviously you would replace or repair what isnt working but what about outdated things that are still functional?

Visual problems: due to recent tornadoes, the sun room roofing needs replaced due to leaking which in return has caused the tiles in the interior roof and insulation to become soaked and molded, which has fell on the floor and caused water to run on the flooring casing damage to the vinyl floor tiles.termite damage on 2 floor joist beams, causing kitchen and dining room floor sag...

A properly run business can not function in this manner but, aside from the concept of real estate  investing being a business, most prefer not to see it that way. 

There are usually many visual indicators about a house that are small warning signs of structural issues, cracks in walls, cracks in the external foundation, sagging floors, the slope of the lot, water damage dry rot etc.

So, a wardrobe/cabinet suits its multi-functional potential better because it can be moved and better used to store other items like office supplies.

I used the PV function in excel.

Now with technology, there is so much info to at least show you visually how to do something.