@Thomas S.I agree with your thoughts on not fixing what’s broke, but I think there’s some real opportunity for some forced appreciation in addition to increased rent if I can boost the curb appeal.$15,000 is probably a bit overboard, but I can do most labor myself, so $15,000 worth of work may in reality cost me half or a third of that in materials cost.

Any suggestions on some reasonable, reliable contractors for metal contemporary style railings ?  

These are professionals with additional training and a stricter code of ethics.

House hacking business style!

If the number is negative, you add it to your liabilities.

I'll need plenty of additional information, but I suspect this place would be a quality exercise and/or a worthwhile thread for the community if we did it right.

That style of building usually has separate gas/electric metering per apartment, so the landlord pays water/sewer/trash.On the topic of your agent not wanting to make an offer, have you asked your agent to prepare an offer?

Additionally if you find this post helpful please give it a vote on the right hand side of this post.

Many towns have rent control in addition to the state laws. 

I would first identify the viability of finding additional rentals in this market that fit your criteria for investment.