One thing you can do is set things up quarterly by the season.. makes perfect sense.Look water heaters, cooling systems, boiler systems,schedule filters on those systems to be changed or inspected.exterior roofs, siding, windows a good general inspection spring and falllandscape grounds, parking area's including trash areas at least 2 times a year for needed replacements or lot line painting, or pot hole fixing..You should get into the units for a quick look see at least 2 times a year.. if not, be sure and schedule one before you renew a lease to make sure the upkeep is to your satisfaction.Just don't replace all the stoves at the same time or fridges,, then you'll have them all die again at the same time.. do appliances as needed.. and save some $$ so you've got that covered. 

Also, while the property is in outstanding conditions, only need new paint and carpet needed, monthly rent will cover the mortgage itself, very little ($25) as positive cash flow.

The home appraised for 25k more than what I purchased it for, and I put a 20k downpayment, plus the improvements that I've made during the 4 months I've owned the home (paint, flooring, etc.. ) My lender notified me that even if I refi into a conventional loan with them (I currently have an FHA) that the Flood insurance premium would still be there. 

I have the house broken down into areas (kitchen, bath, exterior, paint, etc.).

Nothing horrifically disgusting or anything- more like borderline hoardery stuff - like for example, 8 boxes stacked on top of each other labeled "movies", stinky cat box, bottles of paints all over the kitchen table with just STUFF everywhere.

I would definately do a home and moisture termite inspection.  

Tenant had put wall closets, when he removed them there were holes(naturally) so he patches them, so there are big patches(not small) all over the wall in apartment, so need to repaint to look paint smooth.  

(I would assume of course that you could landscape, paint etc.).Also, have you ever been denied a permit?

Lastly, if you don't understand what's driving rents, then you shouldn't be renovating (except to neutralize the paint).  

But as someone who has specific personal tastes, I look forward to not being at the mercy of what the landlord thinks my environment should be (per my lease I can't paint, or change fixtures, or swap out the appliances, and, and, and...).