You can also state that during your walkthrough you saw that it needs: (a kitchen upgrade, the hvac is old, etc) and state these are things you don't plan on bringing up in the inspection phase.  

use the same tile in every kitchen.  

What a great find.My name is Sean and I'm hoping to move on from a 20 year career in IT consulting and into full time real estate investing.

This vs, an inspection report which is not from the tenant.Though during the 4 years he was there:He broke, and I paid for all the following out of my pocket.washer dryer, new garbage disposal, broke 2 drawers, broke front door security gate lock, broke front door lock, broke kitchen faucet, I re caulked bathroom, changed light switch, installed iron chair railing(because he complained after living there 3 years ), ceiling fan, toilet seat.  

Currently I'm looking at putting $12K in the kitchen and bathroom to have it upgraded.

We're trying to get a bid from a contractor that came highly recommended, but they're saying that since we need to pull city permits (we're redoing a kitchen and bathroom and adding a washer/dryer) we need detailed plans that will cost $2000.

I know the area fairly well and I think I can bring rent up to the market rate with no renovations, possibly updating kitchens for an additional rate hike in the future. 

Also, one thing we did for our rentals (long term buy/hold in lower income areas), is other than the kitchen, we paint everything white.  

If there is anything that is deferred maintenance - older mechanicals, roof, kitchen & baths not updated, then I'd take a second look if I were you.  

There is a few listings currently right now that are 500sqft for $925 in a less desirable street.I'm pretty certain that I can get $1,000/month after I remodel the bathrooms, change the floors to hardwood, remodel the kitchens and new paint.