The only reason that you can get a distressed property under market value is because it is a mess that the owner and pretty much 99% of the population either don't want to or can't clean up.

That is true for many chronically understaffed county governments.

I’ll reach out in DM to chat, but for the sake of other people maybe reading this in the future, what are the top 3 reasons why you think Lexington is the best choice–knowing that the fourth is that you are from there!

If it's a very average looking listing that is not in an A-grade location, and their calendar is well booked relative to other comps without that amenity, then you could reasonably assume that the amenity is making a difference. 

Any tips on finding good quality material but for a reasonable price like countertops for example, would remnant stores be a better place?

Several reasons: Too easily scratched by tenants and their pets, too easily ruined by water leaks, to finicky around humidity changes and lastly, holds every odor (including pet urine) known to man.

Inspector had to use drone and from what he saw it checked out - no clear reason to pay for an additional roof inspection.

I have done 100s and 100s out there, never used an attorney, no reason. 

Prioritizing what the seller needs over a quick profit doesn't just show you're in this for the right reasons; it builds a brand that people trust and respect.

When the thing dies (which is not nearly as far in the future as you may think, LEDs have been getting cheaper and shorter in lifespan) you will have to replace the entire fixture.Light bulbs exist for a reason, there is no reason to replace a fixture because the lighting portion failed.