Ignoring that for a second we need to knkw the repairs to make it top notch’s.

I am estimating about 15,000-20,000 in repairs. 

Commercial purposes  (trade or business) would be running a massage salon or repairing trucks from it or the like, with associated use of the common property by multiple customers in a business open to the public.The attorney did not feel that AirBNB necessarily went against that. 

Seniors can be a great target as they are often ready to downsize or transition to assistance. 

I run a real estate and mortgage brokerage out of LA, and am always happy to assist or answer any questions you may have.

Looking for advice on COLLECTING REPAIR COSTS from the tenant that are incurred DURING the tenancy.

Some of the properties are in need of repair but he doesn’t have to money to fix them all.

I'll have a better idea of the repairs needed later this week, but right now it looks like some light kitchen work (counter and sink) and possibly baseboard heater replacement throughout. 

Even if you set all the cash-flow aside, it would take a year just to build up a $2,000 reserve which isn't enough to replace the carpet in one unit and that doesn't cover cleaning, other repairs, vacancy, etc.I don't know enough to make the decision for you but the margins seem really thin based on what you've shared.

Your purchase price with only $80k of repairs and assuming no other costs like closing or money lending fees could be up to $145k to have to be at the $225k all in price.