Be sure to price the cost of decommissioning the boiler and installing HVAC that is controlled and paid for by residents.2) Old windows can be expensive to replace, especially if in a historic district.

Cash-on-cash is your only metric here that may matter, and it's simply for comparing properties side-by-side and asking what the best use of your limited dollars is...Anyway,Your closing costs will be closer to 2% of the purchase price: $5,800 (unless the seller is covering this...if so, good job)Repair cost of $1,000 won't do anything...contractor fees will eat 50% of that...if you are renovating, you need to renovate to drive rents...$4k per unit will maybe do paint and carpet...a few fixtures. 

I would have fired long ago, but I signed a year contract with them and have a $1k early termination fee.

It basically amounts to paying an annual fee and having a set bond on file.

@Anthony Wick haters gonna hate.I use a one-year lease with termination fees.

For purposes of this provision, “diligent effort” includes, but is not limited to, timely furnishing all documents and information and paying of all fees and charges requested by Buyer’s mortgage broker and lender in connection with Buyer’s mortgage loan application.

Also they want to get a condo or a townhouse because its more comfortable and I am here dying in my mind thinking on HOA fees, not having an extra room to rent for house hacking, etc.My brother told me that one of the lenders told him that the loan options would be better if we both are in it (me as a cosigner) thing I refuse to do.

There will be a fee depending on what you are looking for, exactly, but if it is a viable deal, you shouldn't let that scare you.

I suspect you would have trouble proving anything and a lawsuit would be more time and money than just installing a drain from the wet side into the sump well.

As for the PM fee, most PMs charge between 8-10% of gross rents, so 12% is a little crazy.