People are buying C class marginal assets for $150k/sq foot, putting white paint on old cabinets and marketing "upgraded" units for $50-$150 discount to the new class A.

History of repairs, upgrades, current problems not yet addressed. 

I know the repairs and capex are low as well, but with a new roof, plumbing, and electrical upgrades, the major stuff is taken care of.

I always find almost-new appliances that people are simply getting rid of because they want to upgrade or want everything to match.

You don't want to overdue it, but often it is worth the extra cost to do some nice upgrades if you're having to redo an area.

The most expensive portions of this that are often over looked are the water service and electricAl service upgrade.

But it has factors such as Market growth (weighted 6), Scale (weighted 4), utilities (weighted 4), Demand (weighted 6), rent upside (weighted 6), Property age (4), Deferred maintenance/capital intensive upgrades (4), Tenant quality (pay on time, pass background checks) (weighted 4), Current market strength (weighted 6)

Upon exposing oak floors I found the old carpet pad has completely broken down and sticks like glue to the oak.

You need to upgrade that service.

Or does it include , new Roof, Plumbing, Electrical system upgrade, and central HVAC?