@Jose Falconett  You have to deal with it one way or another - either part of the purchase price will be put into escrow for the payment of these items or you are absorbing it.  

We would be gaining equity and then use that home as a rental once we decide to move on in 2 years.I'm sure there are other options and items that we are overlooking.

Is there a way I can toss in limited seller finance or other creative items like lease option to improve the appeal and get more interest?

Other big ticket items to consider: Flooring and bathroom/kitchen next.  

This basically means that if there were ever to be a covered claim, they would replace older build items with today's "like kind and quality".  

When the home inspection was done, there were big ticket items that needed work: needs new HVAC, new roof, excavate eroded and leaking sewer made of cast iron, install new sump pump.  

Another item to think about concerning coverage is a replacement policy or value of purchased property value.

I use OneDrive and Dropbox, then I keep some items in specific folders in my mailboxes for each property. 

If you want future tenants to do this then it must be added to the lease as a separate line item. 

I'd revisit that assumption if you have not priced out PM in your market.Maintenance and reserves - These are highly debated items on BP, especially reserves; so, I am not going to go deep here but I would suggest that $720/unit combined for maintenance and cap ex is too low.