I'd offer something closer to $22k.Regarding your analysis:Most banks require a 6-month seasoning period before they'll loan based on a new appraisal.Do you have a lender lined up that will write such a small mortgage?

Yes  get the basics as i have every receipt for anything ever purchased for this property from paint flooring. etc neatly sorted by year and month both physical and in cloud storage.

U.S. average is closer to $4k, but this is very local.Most lenders require 6-months seasoning before they will lend based on a new appraisal.Your vacancy, repairs, and CapEx are all very low.

Indoor mailboxes, package lockers (Amazon hub), dog parks, pools, playgrounds, storage garages,etc.

Portion of land being subdivided will be used for potential development of Self Storage.  

I would like to tap that equity ASAP, then refinance into 30 year conventional after the 6 month seasoning period. 

Portfolio lenders provide up to 8o% LTV on Refinances with no seasoning requirements with rates starting at 4% with a great FICO and can close in 2 weeks low doc and no do options

Now,  If i season 6mos, at 75% refi and reasonable closing cost with a traditional loan, I will be approximately 60% ROI. 2 deals per year though....If I use a hard money lender 1 mos seasoning at 70% in a P&I product, they charge quite a bit in fees, and the property will ROI at 25%. 

Look into properties that have room to build another unit, a garage you rent as storage, maybe add a tiny home to the backyard or something.

B) Put the original washer and dryer that I have in storage back in and sell these two that my previous tenant left behind (with my permission)?