Cash flow is pretty tight with some pretty optimistic vacancy and repair estimates.  

Replacement of a shower curtian with a shower door is an upgrade, not sure if I would do it but it may save you further repairs.

I used 7% across the board for Capex/Repairs/and Vacancy. 

I put in $12k in repairs but feel like that might be a bit low considering the listing says it needs "some repairs" which (at this stage in my education) seems to be a big indicator that it's more than just light touch ups.

The house needs a lot of repairs done.

Total expenses  39786=84534 netOn her sheet there was no vacancy or repairs. 

Have you looked at deals in those areas that make sense to you and how funding (have you talked to lenders), repair, (do you have contractors you have talked to within those areas) manage the properties (self-manage/ hiring management) ?

But you need to know Basic RE valuation, your market, repair costs, and have a list of buyers (often investors) who are willing, ready and able to close. 

Let the tenant know - in advance - that everything has been documented so they are less likely to steal or hide damage.The lease should cover lawn care and that the tenant is responsible for repairing damage from their pet, to include dead grass from pet urine.Have an eviction attorney in mind and start the eviction process at the first available opportunity.Any specific questions I can help with?

I was going to provide him a list of what needs to be repaired and the costs associated with those repairs to further substantiate my offer.