In regards to the architect make sure they know if they need to submit plans to DC Water, DOEE, and/or DDOT.

I do think I have a conservative estimate of $30,000.00 in repairs.Finally, the electric is not on separate meters so we will be adding on an estimated electric and water/sewage amount to their rent. 

A 35 year term at 4% is just plain silly for the lender.If you payoff the loan for less than the UPB you will have an income event.

Water, etc. will you self manage?

A few questions off the bat:Is this on town water/sewer or well/septic? 

The lease I inherited had the landlord paying the water bill, and all other utilities are tenant paid.So I am thinking Rather than increasing the rent, it would be a good idea to keep the rent amount the same but have the tenant pay the water bill.I'd love to get some thoughts on this- is this a good idea?

I would also get the well water tested.

So we are having a real estate agent do a CMA for us, the only comp I can find is a similar piece of land that sold for $375k (TOTAL) in October 2019, that has 10 feet more of water front than ours. 

We're getting paid nicely, but they have created many nuisance violations, overheat the place to 80 degrees by using space heaters, even though there is perfectly adequate and working gas baseboard hot water heat, thus blowing circuits in a 120 yr old multi building, and calling us in the middle of the night to come reset a breaker because they don't have power in part of the unit, for having overloaded the circuit with space heaters. 

Our property manager had a handy man install the new fridge.Fast forward to today, I get a call from the Property Manager saying that the new tenant reported water leaking behind the fridge, after a deeper look baseboards are curling up, mold is under the baseboards, and they need to remediate mold and likely replace the floors!