Two other spaces framed and dry walled that can be turned into two more with enough work.

I'm not trying to waste peoples time, so whatever it takes to be successful I'm willing!

Warranties are a waste of money, especially if you take good care of your properties and rent to people who do the same.Since I had many units, I had several trades people for each specialty that I could get bids from. 

The last owner of my property did weird stuff like pout rainbow floodlights in the basement. these are big and get pretty hot fast so i bet they're very costly to run. im going to replace those with energy efficient LED lights. i figure if i can optimize where utilities are wasted and keep the bills down then rent will be on time.

Needs electrical, plumbing, walls, paint, appliances, trim.

Tenant may decide to move back in and squat or change the locks out of spite, in which case you've wasted your money.I also would never pay a tenant to move out.

What I can see, is a whole week wasted with zero effort put towards securing a deal you can sell.Refocus, do some mailers, put up bandit signs, knock on doors, find some property locators, D4D, etc. 

@Frank BorzenIf you have any interest in getting more than one.... just get the big one and don’t waste your time or closing costs.

I've had a loose shower head elbow (10 cents of teflon tape and a pair of pliers) Or it could be a tub/shower manifold with a leak which sometimes requires getting into a wall.

There's no need to waste time and energy trying to train a problem tenant.