So here's what's going on from the tenant's POV: he's been paying a premium to rent a unit with central A/C all winter long (Did you also raise the rent last year in a way that could be construed to be related to the service calls?).

I'm having bad/no luck finding investor friendly attorneys in CENTRAL NJ.

I wouldn't include it (or any utility if I can avoid it).  

Security deposit goes into the savings account where it's easy to keep an eye on it and avoid spending it.

You will want to ensure that title is recorded properly to avoid title / probate problems in the future. 

Or avoid the option of dipping into my Roth IRA, make sure I can get a loan while I can, and give myself the freedom and funds to take the right opportunities in the coming months though having to eat the costs.  

Added central air/heat, granite, carpet, vinyl floors, and stove.What was the outcome?

Avoiding analysis paralysis and taking action is important but I think you want to hold off for a deal. 

This avoids the daisy chain and you paying 5 assignment fees.

The class is not required but if you want to know the law and avoid possible lawsuits you should take that class.