The house has an inspection report that was done 2 months ago.

As for the deck that is a bit harder to screw up as long as it is sealed properly the rest is just you inspecting upon completion of work, as always get someone licensed and bonded.

I'd go closer to 20% since the house is so old and (I'm guessing) you haven't had an inspection performed yet.I know you said you'll be managing the property yourself, so I'm SUPER-glad to see you including a 10% PM fee anyway. 

But upon closer inspection of the house with a contractor yesterday.

We let the lender know to continue to progress, as we had lead inspections and phase I reports lined up.

I went through 5 4plex deals that had so much deferred maintenance that I passed on each one - losing about 700/inspection each time. 

As far as providing a buyer with the home information, I was going to ask for an Ernest deposit and POF to set up an “inspection date” so the buyer can actually see the property.I want to close on a deal so I can use that Money to get a property under a lease to buy option so I can rent out to college students.

@Oren Kachel Good question on the contractor, but for inspector would be Mike Marlow with Veteran Home Inspections

(Same with plumbing)I'd definitely do it, but I wouldn't count on anyone noticing until the inspection.

By process of elimination (and with the help of a good inspection) you'll be able to develop your own list of projects to work on.Hope this helps,