Only minor issue in the last 4 years is one time they fixed something without using the home warranty on one of the properties (higher repair cost in the end).

The answer is turnover costs (different than repairs, vacancy, etc). 60k houses rent to C/C+ residents.

Here is a list of items that a hard money lender would like to see:Project Financial Analysis - Breakdown of your financial analysis for the project showing your ARV, Repair Costs, Buying Costs, Holding Costs, Selling Costs, Financing Costs & Projected ProfitRepair Estimate - Summary of Repairs broken down by CategoryProject Scope of Work - Detailed breakdown of all Estimated RepairsComparable Sales Data - Comparable sales analysis of at least 3 similar, recently sold compsProperty Photos - Photos of the existing property conditionYour Resume - Your resume of past experiences, & action plan for the projectI have uploaded a sample Investment Presentation in my fileplace as an example:https://www.biggerpockets.com/files/user/drobertson/file/sample-rehab-investment-presentation-for-lender

I'm not asking for free help, I'm willing to add value by means of doing leg work, office work, phone calls, what have ya, but I have a little $$ squirrelled away, about enough for a downpayment or small reno budget, and am looking to partner with an experienced investor to show me the ropes while we pursure and complete a deal together in 2018.

Shoot, if I don’t inform him of any repairs above $400; I am breach of contract.

In fact, I usually take care of light duty repairs myself. 

With respect to repairs and vacancy, you are responsible for the costs of repairs. 

(Yes, I know how to vet PMs.)Lots of CapEx in the past two years, mostly updated units.New roofs / new plumbing in most / new HVAC / etc.)Block bombproof constructionProperty has been cranking out greatly increased cash flow each year.2016 - the true net after ALL expenses, management, and repairswas about $800/month2017 - the true net after ALL expenses, management, and repairswas about $1,200/month2018 - so far this year, the true net after ALL expenses, management, and repairs is about $1,600/monthI have actual bank statements / tax returns / P&Ls to verify all of thisMany tenants have been there for 5+ yearsVery low vacancy rateAll tenants current on rentThe negatives:Neighborhood is terrible.

@Alyssa SteinruckYou may have some contractors come and see how long it would take to repair the damages, or how long to repair the safety issues and get a better idea of what it will take to fix.If its something they can do in a week or two, you may just offer to put them up in a hotel until the major safety issues are addressed.  

The property needs about 10k in repairs in the property.