As for leases, I write up leases and do digital signatures with http://www.findlegalforms.com/esign/... easy and quick for everyone.

Tenant picks 4 digit code to use.

I feel if you were to advertise or offer that your rental has netflix you would be providing the account for them to use along with the hardware to access it.The exception would be if you posted "netflix ready" meaning you have a smart tv, roku or other form of device that will connect the renter to netflix services using their own account.For a basic netflix package it's around 9$ per month, plus you'll need to provide Internet access for that device.

For slightly better areas/tenants with digital accounts, I'd offer an online platform option as well. 

As @Dan Mackin said, update the hardware.

DIGITAL PHOTOS ARE FREETake photos of everything that sticks thru your roof (pipes, antennas, etc). 

The below rehab goes all-out but I think I can cut the kitchen and cut a large portion of the flooring (leave the wood floors in place, just replace bathroom and kitchen flooring) - kitchen, leave the cabinets, replace hardware, replace the countertop with granite and new sink/faucet.

I often see high single digit and double digit cap rates in similar transactions in my line of work. 

I would definitely agree with Kyle here; in the old days it would take a month or so before they'd realize what your total outstanding balances were, but everything is so digital and instantaneous these days that it could really jack your DTI ratio through the roof.

They use a 10 digit document number that is found on your original recorded deed.