The house also already had new windows and a new roof.

Here in GA we can't boot out tenants if on a lease for years, even with notice.

It's also imperative that "everything works really well" - so you'll want an inspection that shows the roof, AC/Heat Pump, plumbing, electrical are all in good working order with plenty of life left.My best in your new business venture. 

A little about the deal... all 4 units are currently rented, my down payment will be a personal loan, and the house could possibly need a roof in the next couple if years.

@Bob Landers Things that are part of the building-garage door, roof, front door etc are generally capex.

@Louis Gilliam i have been on both side but I invested in 7passive deals and took several courses and attended several boot camps before jumping to the GP side.

New roof?

During the inspection we found significant CapEx items that need to be replaced(Roof,Retaining Wall, Sewer Stack, HVAC, Oven) totaling $29K and I'm being offered three options. 

This is one of several mis-represented or negligent disclosures throughout the homebuying process (Roof and water heater were listed as 10 years newer than they actually were, and the house had undisclosed polybutylene pipes).

However, the population growth is off the roof.