It has its own electric meter and box and there is no circuit breaker labeled well.This area does not have public water.The garage/effeciency has a propane furnace.The town has no records of wells or skeptics and they have informed me that as long as they don't see sewage they don't care, and further informed me I can use a holding tank or gray water system if I like.Several feet behind my garage/efficiency I see a 4 foot by four foot or so concrete pad with two pipes sticking up out of it.

Re-surfaced the original hardwood floors.

My capex budget includes roof 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life span, etc.

@Shane Cummings the basement is bare concrete.

Unless your HOA is going to replace the flooring and repaint the walls, budget for it yourself.Updates (5%) as a set aside. 

The stock person says as soon as a pallet hits the floor they empty it.

This is a 1,480 sqft house, with 3 bedrooms and 2- 1/2 bath house with hardwood floors, a new(ish) kitchen, and good appliances.  

Different size units but assume 2500 sf of flooring in units.

I am floored by all of this, what are the biggest pitfalls I need to keep my rose-tinted lenses open to seeing?

All the floors and the painting will be done in the house too, so matching the rest o the floor will be based on the kitchen, unless I am incorrect in thinking that.