We had a failed septic test that allowed me to negotiate down further and obtain a rehab loan including septic replacement.

Added new carpet to den and also replaced front door and storm door.

Are you saying rather than the colorful flowers you see in front of the house, replace with bushes or shrubs? 

We have steady tenants, no real issues but at some point we will need to replace AC unit and make repairs as the years go on.

HUD eliminated it back in September 2015 and replaced it with the Limited 203k.

One morning got a call from a contractor letting me know they are replacing sewer line for a home behind our house and that they have to run line through our side yard. 

With modern pest control for termites, roaches, and mice the state-of-the-art products are all bait systems which you really don't want to use unless you already have a problem. 

I had to replace them all and it wasn’t cheap.

It's not that much $$$, but it will give you great insights into the health and condition of your drain lines - if you needed to replace your lines (either under a concrete slab or pier/beam foundation), it will take a good amount of money to get them repaired.

I already purchased a replacement but have not been able to find someone to replace the window.