I have a $10k reno budget to add laminate when the tenants move out and create the third bedroom in the coach house.The fifth one had a huge updated upper unit but the lower is what they call a "Polish Flat" where the bottom of the window sills are right at grade and cause water to constantly come in.

Have you looked at the budget? 

The house is in the $120's and there isn't a huge budget to go moving weight bearing walls, so I just can't figure out what to do with this weird triangular wall.

I'm sure others can chime in with more details on what kind of percentages you need to budget for each?

I lived in Atlanta our winter are some what similar. have you consider on making your property  energy efficient not zero energy efficient but small percentage, Wrapping the boiler may help ,also suggest to your future tenants to get on  a flat rate with their utility company, Yeah they may pay more during the off peak seasons but at list they'll be able to budget, and you'll be able to market your rental unit as being energy efficient.

Just because there have never been any assessments, I wouldn't count on that going forward.I would try to figure up reasonable costs to maintain the land and parking lot to the standards I'd want, divide that cost by 3 and budget that amount (probably tack on 10-20%) for it each month.  

Just a random thing I thought I'd throw out the the Biggerpockets community: if you have access to Netflix check out a show called "Holmes Inspection Collection" I recently discovered it and I was struck by the amount of information I obtained in such an entertaining show.

For some reason this universe works in a way that amazes me I just got a call out of nowhere from a realtor offering me another great deal that fits exactly my 7 figure budget. 

Assuming the ARV is 220K based on your information, if an investor is looking at this deal using 70% rule, there may not be enough budget for a proper rehab.

Each deal shows comps, the budgets, the demographics of the area, the target sales price, the purchase contracts for the property, and a target schedule.