Refinancing to conventional and dropping the PMI may help reduce payment which the higher balance might level out my guess is your PMI is about $215 a month.

Repairs & material are quoted as 550$ to (a) use proper sized lag bolts to secure the back deck to the ledger board and (b) install 2x4s to sides of railing to reduce gaps. 

You can take an "A" neighborhood asset in most locations and fail the 1% rule but these assets will outperform on a cap rate basis a "C" location asset that "passes" the 1% test  if the analysis is not so narrow minded and includes actual expenses, cap ex and vacancy. 

This is the investing model I use and I have helped dozens of people become home owners through lease options, including single mothers.

Charge the tenants a higher rent rate and include utilities with their rent.

No, the vast majority of business's, including service business, start-up's do NOT clear profit day, month, quarter, year 1. 

Or are they included in the rent?

These loans often offer competitive terms, including lower down payments and longer repayment terms, which could be beneficial for your situation.Creative Financing Structures: Consider exploring creative financing options such as seller financing, where the seller acts as the lender.

I think zillow has included these in my 1099 they send me..

I own all the condos and want to convert back to a multifamily, as it should reduce my taxes significantly.