I am not dead set on one of my options so if you have any creative ways you have saved money on any of the above items please let me know.

Especially if the the large items like Roof, HVAC, Hot water were replaced.  

Each item has a point value, and whoever has the most points is my top candidate.  

For your current tenants, you might want to notify them certain items such as drain related issues are their responsibility after they move in etc, and modify your lease for new tenants as well.

Checking the major cap ex items to get an idea of when they will need replacing and trying to figure that into the initial purchase price would help out if anything is close to being due for replacement.

It says I can include the items below.

Instead of heading to the big box store, search online for old items people are selling or visit a garage sale.

Let's say there are tenant-damaged items, the home is messy, the weeds or 4' tall or whatever condition caused by the tenant that interferes with its showability in getting the property rented.To help avoid this, can we require, as in legally defensible in court require,  that the tenant needs to have the house in rentable condition at the time they give their 60-day notice, and if they don't we can make the repairs asap and charge them instead of giving them until their move-out day to repair the items themselves?

I agree with Matthew, it's a slippery slope once you start offering to cover tenant's items that should be covered with their renter's insurance.

This is a 30+ building portfolio so its a lot of items also, not just one million dollar apt building.