A good Property Manager will have systems and processes in place that allow for a repetitive routine when it comes to onboarding new clients.

Those real estate attorneys often have lending documents emailed to them, they are not routinely generating them.

The properties have been on the market for 170+ days so I feel the price can be negotiated down a bit, and rents raised slightly especially if we are able to update some of the cosmetic aspects.

Generally, we do not address cosmetic issues in occupied units.

They deal with it routinely.

Other than that if the foundation wasn't too jacked up I don't see any other issues than drywall cosmetics 

There are free resources, check for a local chapter of Community Association Institute; and usually the state law will authorize reimbursement to directors for cost of related classes/seminars which might be available through the Real Estate Board, or sponsored by some vendors.4) The Board is also responsible to properly plan for HOA finances...they should have a 20 to 30 year "reserve funding" plan that spells out the financial needs for routine replacement or major repair projects for EVERY element of the common and limited common areas.

Easy Straight cosmetic fixer How did you find this deal and how did you negotiate it?

In addition, these properties frequently have unappealing cosmetic issues (overgrown yards, clutter, evidence of domestic disputes etc.) that are a turn off to your average home buyer.There is an element of being a vulture here, but vultures are an unfairly maligned species. 

As long as the foundation cracks are cosmetic.