It was a hard sell convincing them to spend the money especially when I presented them the roof quote, but the demand for housing is great in the Medical District. 

I just moved into an apartment this week and on the 1st day I noticed a couple things, leaking shower and no closet doors.

Capex is half of what I use. 10%.My capex 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.

-There is previous water leak spotted in chimney siding -Low water flow rate even though water pressure checks good - hot water heater is working but old - windows probably need replacement some don’t stay open and one window can not open at all -new smoke detector needed -ac thermostats works but is miss wired -few small electrical works I am gonna call my agent and discuss possible price reduction or have them fix some of these issues.

I have a detached garage which is more than three feet from the main structure, however the roofs of the two structures are touching.

Next is Structure items such as how the metal structure is, whats the site moisture conditions, is their tie-downs and what type are they, is it on grade, posts, free-standing, and especially roof coatings.

Most people just include the utilities in the rent but that causes waste as since the tenant isn't paying it, what do they care if the toilet is leaking 8000 gallons of water per month?

If the township closed the oil tank pull without a dig, then there was no leakage, but since the tank (whether oil or septic, which is unlikely) was decommissioned and filled with sand that is not proper procedure and does not preclude a leak of oil.

I can tel you that we rehab 3 bedroom 2bath house from A-Z (Cosmetic rehab + landscaping and HVAC, ROOF) between $15k-$25k.And 2 bedroom 1 bath Apartments in Little rock around $5k to $7k including HVAC. but I do a lot of the contractors management myself.

On top of that, it sounds like you have no reserve saved up to handle vacancies, roof replacement, a trashed unit, etc.Yes, I would recommend you slow down.