Come up with an itemized list and prices for those things. 

All of our weekly meetings we keep minutes/actionable items in evernote so that we can reference back. 

You separated those items like they were two different things.

It sounds like you have the last item incorporated in your plan. 

Nothing to scare you away, just make sure that is captured in your calculations. 

Just floors and paint will eat up 2/3 of that, you will still want to put in new trim, new vents maybe, and a few other minor items. 

But, I feel at same time some items can be discussed on a broader sense as best practice etc (like how you've set up/manage the LLCs). 

It’s a big focus item for me in 2021.

@Darius Ogloza is correct in this is an item you should have known prior to sale.$1300 sewer bill sounds like a past due bill from the previous owner, though?

@Chad Coleman as others mentioned, it's probably one or several of these factors: priced too high, isn't marketed correctly, doesn't have the right combination of amenities for its area, this is the worst time of year to list, and this is the worst year to list since the recession ...it could be one of those items, all of those items, or a combination...A suggestion:In most markets, price reductions have increased exponentially...however, I constantly see sellers making small, almost meaningless price reductions of 1-2%.