So I visited https://villagefarmaustin.com/ today.I've posted some pictures that I took while there.

I have travelled to the property to take some pictures of the outside.

The condensate drain and trap need to be cleaned, and the water replaced in the trap.The blower wheel needs to be checked for debris and cleaned if necessary (this requires complete removal of the blower wheel).An amp-draw test should be conducted on the blower motor and compared with what is listed.The wiring needs to be checked for corrosion and damage.The filters need to be checked  I'm making the boys send me a picture of the filter when they replace it because I can do that with the college kids!

I would have added more pictures but I think the limit is 6.

I have a portico with a leaky (flat) roof and peeling paint and a makeshift drainage/spout (someone put together some pvc pipes and drilled a hole into the balcony/porch/portico.Now, I'd like to fix the roof and slightly renovate the portico for a more durable and modernish look (similar to the one in the picture). 

From the pictures you would think maybe 2000.

I'm attaching a picture of the electrical wires I have available: 2 wires for condenser units and 1 wire for HVAC.

Like @Curt Davis says, the more information you can provide to your buyers, the easier it is for them to make a decision, so take lots of pictures and try to get as much information from the seller as possible.

They might be factors in the overall analysis of a property and the decision whether to buy an asset or not, but I'm having a hard time seeing how they enter into the picture in terms of simply calculating the cap rate and coming up with a property valuation based on that.

Disclaimer I do not have a architect license, I do detailed design and my work would be for reference only and to give a clearer picture to what you want to accomplish or pitch.