Some repairs are considered normal wear and tear, eg. depending the length of the tenancy you might not be able to charge for painting the interior of the house, cleaning (or even replacing) the carpet.

I am currently transitioning from being a law enforcement supervisor (where I have been for 5 years), to running my own interior design and staging company in Seattle with additional interest in rehab project management for investors/flippers.

Take photos of interior to document she's out and condition...Good luck on your project,, it's hard to imagine what everyone down there is having to deal with.

@Aaron PetersonI moved your thread to the landlords forum.Snow removal ... it will be here before you know it ... .I've already put our RFQ as we were not happy with our service in one city last winter.In our experience, when it comes to landscaping/lawncare and snow removal, anytime you cannot define where one tenant's domain ends and another begins, the obligation falls to the landlord.If you have a side-by-side duplex or a row of townhouses where each tenant has their own drive and patch of green, you can hand-off snow removal and lawn care to the tenant ... though you are just as often better served to take care of it yourself and bake it into the rent.Anytime you have stacked units or a block (such as a small purposely built quadruplex), the parking and green space are common areas (just like stairwells in the interior) and fall to the landlord.

Deals can be found in "No Interior Inspection" properties if I catch the occupant early on (like day-of-listing), but otherwise, our REO properties are bid up too high for the risk taken and condition. 

Possibly see if you can reroute the gas line from where it currently protrudes from the slab by running it along the wall through the studs or along the interior back of the cabinets.

Unless you are able to open up the closet space where the water heater currently is (assuming it is indoors) and use it for more living or storage space creating value of usable interior space, then I don't see why you would want to spend more money on tankless as opposed to the less expensive tank heater.

We purchased it for 120k and we will be updating the current interior and exterior.

The project will require full interior completion and some exterior work as well.

I had a plumber put in an interior water shut off valve.