Grading and gutters are often easy and in expensive.

Female college grads with A grades were 3x less likely to get call backs for job interviews than any males with C+ - A+ grades.

Check out: The Ultimate Guide to Grading Cleveland Neighborhoodsand James Wise who made the map if you haven't gotten around to it already. 

Don't do carpetsDon't do dishwashersFor rentals unless they're premium units I prefer "builder grade appliances"I won't touch an AC unit.... but if it's required you can get them cheaper than what you have quoted.I would do the roof myself and save the $$ but that's only if you like to do that kind of work.Personally I take 5% of each monthly rent and put it into an account that I eventually use to spend on small expenses that require maintenance.

I believe that the flips in the lower price ranges go fast, but now you are getting into a higher grade of property which might see some softening moving forward. 

I'm looking for an appraiser who works on investment grade properties, who understands ARV, "as is", SFRs and Multis.  

The Ultimate Guide to Grading Cleveland Neighborhoods.

well then if its zoned for that and utls are there then carry forward.. its pretty tough in our markets though with build cost to make sense of building a duplex.. vis a vi rent.but I don't know your rental rates.. building costs are 100 a foot  so probably 300k or so to build it to rental grade plus lot.. so maybe your all in for 400klets say rents are 1500 a side  that's not bad..

Investment-grade properties that are not owner-occupied tend to be less stringent if you can find investor friendly banks, especially small, local banks.   

The apartment in question is a C+ grade building.If you're running higher class apartments, I'd say you should put something up.