If the unit is damaged because the leak was allowed to continue, I would charge the tenant for the additional repairs required.If tenants have such obvious lease violations, there is a high risk of additional problems down the road.

Once repairs and rehab done the value goes up to market value.

Historically though condos don't bring much equity but do bring high turn over, repairs, evictions and fees....this  means more risk. 

I wrote a BiggerPockets blog post on how to find comps and calculate the ARV of a potential deal: https://www.biggerpockets.com/blogs/8814/68395-how-to-find-real-estate-comps-and-calculate-after-repair-valueHappy to answer any questions about that blog post or the process in general.As far as finding potential deals, those are slim on the MLS and you'll get the largest spread for your buyers by looking off-market. 

We now had trouble several times now with contractors not pulling permits, delaying repairs and costing us thousands of dollars in the process (even if specifically written in the contract).

If the problem was repaired I am not sure you have a legit complaint.

The arv im getting when doing comps is 130k, repairs about 20k i would say because the kitchen is a mess.

Cash flow is pretty tight with some pretty optimistic vacancy and repair estimates.  

Replacement of a shower curtian with a shower door is an upgrade, not sure if I would do it but it may save you further repairs.

I used 7% across the board for Capex/Repairs/and Vacancy.