Or do they go off of just the upgrades and the updates that you added to the home weather it was done through a contractor or DIY'd?

We could buy in either HI or TX market however we're considering the Hawaii market for this purchase as we plan to live there (now/possibly retire there in the distant future) and could capture more real estate with this loan vs the Austin market.Goal: with this in the end is almost entirely for a long term hold appreciation play so although cashflow would be nice it's not a requirement as we have about a million in liquid assets to weather unforeseen financial storms (or buy other properties). 

@Chris Harpe New home construction is very resistant to change. 

But I digress...We have found that not only is multi family more predictable both short and long term but it is also quite a bit more recession resistant, easier to rent and manage, and is typically producing better and more consistent cash flow.  

@Caleb Webster  the 2 lane highways keep me from ever going to Bend.. the only time I go there is weather permitting and I can fly over.. 

Remember if you are putting decorations on your balcony to make sure they are fire-resistant..." or "It's time for your annual apartment inspection, inspections will be from 10am - ..." ) as well as various input fields to track repairs, complaints, birthdays of tenants, etc. 

Landlord Responsibilities: Landlord will at all times during the tenancy keep the premises fit for human habitation, and shall in particular:Cultivate, care for and mow surrounding grass, lawn, flowers, and shrubberyMaintain the premises to substantially comply with any applicable code, statue, ordinance, or regulation governing the premiseMaintain the roof, floors, walls, chimneys, fireplaces, foundations, and all other structural components in reasonable good repair as to be usable and capable of resisting normal loadsKeep any shared or common areas reasonable clean, sanitary, and safe from defects increasing the hazards of fire or accidentProvide a reasonable program for the control of infestation by insects, rodents, and other pests at move in Except where the condition is attributable to normal wear and tear, make repairs and arrangements necessary to put and keep the premises in as good condition as at move inProvide reasonably adequate locks and provide keys to the tenantMaintain all electrical, plumbing (main lines), heating, and other facilities and appliances supplied by Landlord in reasonably good working orderMaintain the unit in reasonably weather tight conditionProvide facilities adequate to supply heat and water and hot water as reasonably required by the tenant

I run into a lot of resistance from brokers and managers about this, but they do not own one.  

Any farther resistance from him on future issues and I would not renew his lease as a pre-emotive action.I would strongly advise you do quarterly inspections inside and out.

The house the lady already lives in she is not paying enough for rent but that is fine we have a plan of govt weatherization for the home since she is low-income living there so we can get some things done to the home that it needs.