Conventional / FHA loans have a minimum standard for the condition of the property they will lend on (ie must be livable, have working stove and heat).  

Not something landlords are happy to hear, but… the typical market trends tell us the markets usually cool off towards the end of the year and then start heating back up mid first quarter.

The crawl space was not really properly constructed in that was build with some basement concepts and come crawl space concepts. e.g. the insulation was in the joists with facing down - yet the mechanicals below that and with the opening to the basement, it is a "semi heated space" - which is good because the water lines are not insulated.

See if the installers put heat transfer tape between the metal roof and the metal beams so heat doesn't transfer inside the building. 

The bottom floor used to be a boutique yoga studio, but the commercial lease is now up for renewal and it's unclear what will take its place (bar, restaurant, store, etc.)

Usually costs more for electric heat.

(hint: if the tenant has not already called 9-1-1, it's probably not something they should call you about in the middle of the night) ---Urgent maintenance requests are going to cause an immediate habitability issue or monetary loss, no refrigeration, no heat when the temp is below 50, no hot water, no AC if above 90, a constantly running toilet or a faucet that can't be turned off, a serious trip hazard especially with an elderly tenant, a broken stair tread.

Did some work to add a second furnace so each unit had their own heat source (with permits).

This is the current quote from one of the few contractors that got back to us.My Concerns:- not agreeing to fixed end date- limited itemized breakdown for each item  QuoteExterior: $9000 (not including exterior paint and tree work)• Power wash exterior (plumbing repairs needed to accommodate)• Scrape original paint as much as possible• Paint exterior• Remove satellite dish from front• Remove front awning above two windows • Repair casement around basement windows• Replace siding as needed• Install rear staircase (permit required)• Replace corner post with 6x6• Install 12x15 rear deck at gradeFront Porch: $1500 (not including work on exterior windows)• Rebuild front door to clear hump in floor with automated sweep• Clean floor and repaint• Prep and repaint room• Inspect and seal interior window as needed1st Floor: $5200 + $2.50 per sqft of flooring installed (price of flooring and electrical not included)• Need to take a second look in house if possible I would like to match original flooring in kitchen, which would most likely lower the flooring cost)• Replace front door (32” left hand inswing try to match décor) Jeld-wen 6 lite prehung $398 would need to be painted to look appropriate• Clean walls repair, paint and caulk window frames (color Simply white recommended in scuff defense)• Level and prepare floor for vinyl including removing all trim, repairing and replacing as damage occurs, install nosing and transitions• Install vinyl floating floor throughout first floor (customer to select flooring for pricing) (sqft unknown install rate is $2.50 Per sqft)• Electrical plan to be determinedKitchen: $3800 (not including cabinets, refrigerator, sink, faucet, stove)• Repair damaged floor joist and subfloor• Install kitchen sink• Repair walls trim and paint• Refrigerator location is unknown at this time1st floor bathroom: $1800 (customer to supply vanity and faucet)• Remove toilet and flooring (if subfloor repair is need current price does not reflect cost)• Repair walls and paint• Install vanity (work with customer in choosing appropriate vanity)Laundry Room: $1300• Install matching rear door 32” RT inswing• Install dryer exhaust• Repair walls, trim and paint• (walls will likely need to be opened for electrical work)2nd Floor: $2200 Not including Floor refinishing• General clean-up of walls and trim• Paint• Seal windows as needed• Floors refinished2nd Floor bath: $5050 (does not include vanity, tile, mix valve, tub)• Gut shower• Replace toilet• Install vanity• Tile shower• Tile bathroom floor• Repair walls• Trim• PaintStaircase: $800• Remove remainder of carpet tack strips• General restoration repairBasement / utilities: $350 (electrical, plumbing, and heating is separate quote)• General clean up• Clear all debris from premise Total quoted cost: $34,500 + $2.50 per sq ft flooring installed.

Currently all units are ~$50-75 below market in the zip code with water, hot water, gas heat/cooking included.Monthly gas is ~$300/month year round (higher in Winter of course, etc) and the current gas boiler/heater is 20 years old and the longest tenured tenant told me that it was on recently after a circuit breaker trip and it had to be turned off manually at the unit.