Is there a way I can toss in limited seller finance or other creative items like lease option to improve the appeal and get more interest?

Other big ticket items to consider: Flooring and bathroom/kitchen next.  

This basically means that if there were ever to be a covered claim, they would replace older build items with today's "like kind and quality".  

When the home inspection was done, there were big ticket items that needed work: needs new HVAC, new roof, excavate eroded and leaking sewer made of cast iron, install new sump pump.  

Another item to think about concerning coverage is a replacement policy or value of purchased property value.

I use OneDrive and Dropbox, then I keep some items in specific folders in my mailboxes for each property. 

If you want future tenants to do this then it must be added to the lease as a separate line item. 

I'd revisit that assumption if you have not priced out PM in your market.Maintenance and reserves - These are highly debated items on BP, especially reserves; so, I am not going to go deep here but I would suggest that $720/unit combined for maintenance and cap ex is too low.  

He or she should be helping you with those items.

. @10%:           -$135Capex @10%:          -$135Prop Mgt@10%:      -$135Insurance:                -$37Taxes:                      -$190--------------------------------------------------------Total for P&I:            $ 410Use website http://1728.org/calcloan.htm and solve for AmountInputs:Years: 30Rate: 4.25%Payment: $410----------------------------------------Offer Amount: $83,343.52 (subtract any rehab/closing costs from this number if necessary)The one item this model doesn't take into account is the neighborhood.