So I walked, Property had asbestos tile on ceiling and the abatement company said the glue used to secure it most likely has asbestos in that also.. probably a 2000 dollar removal fee, but then I'd have to refinish the ceilings, house had some other points lacking I found on 2nd walk thru.

There are no cracks or split tiles that I can see.

Here are the signs I have seen so far :-We recently started to see some hair size cracks in the kitchen tiles following the same direction.

If you think they want something low maintenance, but a "yard", maybe like you said, mulch and some drought tolerant plants.Have you seen the deck tiles/ pavers they have in Costco?

For example:$1,000 - Paint Kitchen and Bath Cabinets$500 - Refinish the Bathtub and Tile Surround$1,000 - A/C Maintenance and cleaning$1,650 - Replace breaker box and run grounds to Kitchen/Bath for GFCIsHere is the primary question: Does de minimis safe harbor apply to each project (making all of this expenseable) or is it the sum of applicable projects UP TO a $2,500 max?

I don't know if these are A properties because I am new to that framework and as I read the descriptions I'm on the fence.Anyway,  we always put in SS appliances if the appliances are old,  stone countertop,  paint or replace cabinets,  tile bathrooms if the insert is gross,  etc.  

Solid hardwood or tile.

I also know a lot of the issues are improper gutters or gutters needing be cleaned.In basement apartments I always install tile flooring in case of flooding and if there are drains I make sure they are cleaned professionally.Good luck.

Same with real estate flippers - The property, dry wall, tile, paint, and appliances are costs of goods to create a house to sell. 

Water control: At a bare minimum, before you make a current vacant basement into a dwelling unit, make sure to have a drain tile connected to the sump pump and an overhead sewer system.