@Jamey Newman,Along the same lines as @Irfan Raza, I would say that the appraisal is the biggest factor in the cash out refi.  

How much is fix up with an extra 20% fudge factor for problems that will occur? 

I have a three unit property that I get about $1500 a month after PITI, and after factoring in repairs Im between $800-$900 a month.  

The main factor here in my opinion are junk fees.  

It would have been an "oh cool" factor, though probably not something I would have really used because I already had a counter wine rack.

This does not factor in monthly servicing fees (which would reduce your effective P&I payment), or one-time fees related to for the purchase itself, loan boarding , etc. 

The main factors influencing value are:What is the current zoning? 

They survey builders and factor job growth vs supply demand/ interest rates the whole 9.

I had been looking at different kind of apartments for a while now but i'm not too familiar with how the bedroom & bathroom factors will attract certain type of tenants.What kind of apartment tenants can i expect from a "2/1", "2/2", "3/2", "4/2"?

If you're going to self-manage, the drive-ability factor is even more important.