Is a 3rd required for common areas and exterior lights?

You can, in theory, throw out manuals as they are available online, but I'd rather spend one min storing it and one min to find it as opposed to spending half an hour searching online for the proper manual.

Problem is, the neighbor has a bit of a junkyard going on in his backyard and front yard looks neglected, and some odd exterior work.

We are hiring out electrical, plumbing, exterior paintIng and an hvac inspection, otherwise planning to do the remainder ourselves.

There are also a few lenders who are cheaper and would do an exterior-only appraisal at that low price point.Selling it right after you clean it up to another investor isn't necessarily a bad idea; that's called "pre-hab" around here. 

Long term holds id wrap and side it but if it’s a low budget rental in a c class I’d probably just replace rot or damage and pay somebody to slap up some exterior paint .

I know some cleaning fees are intended to address annual cleaning of the residence as opposed to making sure it is nice an clean for the next tenant to move in. 

Also what kind of rate advantages do you give someone who has 20 houses as opposed to just 2 or 3

Already had new carpet / laminate flooring and interior / exterior paint.

They will work much harder for someone they like and trust as opposed to someone they fear.