I am working on updating our partnership documents to allow for this to be our new delivery vehicle vs snail mail (highly inconvenient with partners in the military), but I am not familiar with vehicles to complete such items except using docusign for signatures.

Then I don't think I'd allow customers in to be able to look through the items, I think they would have you pick them up, or drop it off, and have them sign that it was dropped off, taking lots of pictures of the items for records, and then simply returning the items to the person when they need them again...perhaps the next semester. 

I think a lot of this is too subjective and could cause landlords to be fined for non issue items. 

As a lender now I feel like the house probably barely qualified for FHA financing, those loans require a more move in ready house which it was but a lot of the big ticket items needed to be replaced within 2 years (HVAC, roof etc).

The other item I wish I would have started improving earlier in my career was to get my personal finances under control.

A simple example for single family residentialBuy house for $400k with 20% down (80% LTV)Your down payment = $80kMortgage = $320kComplete renovations / upgrades... after reno/rehab/repair value (ARV) = $500kLender may offer 80% LTV on the new value, or mortgage of $400k  (although you are more likely to see decreased LTV on refi)You can then move your original $80K to a new property and carry a higher mortgage against the existing property.

The management company would carry the liability and since it has no assets, there isnt anything to gain from a lawsuit.

Refinance & Repair:You could refinance the property and use the cash to take care of of the major capex items coming in the near future.

I ran across this cool program by Sears (Sears Home Warrantly) where they will cover up to 21 items at a monthly rate of $70 bucks and a deductible when you file a claim.

Now the owner of the property has damages in the amount of $50k plus additional carrying cost that they may sue you for.