Good tenants like to rent clean, freshly painted apartments.

Each unit is 1bd 1bth rented at $400mo.The tenants would be very receptive to the idea of slight increases in lue of getting some updates and cleaning it up.

House needs very little rehab...hardly any cleaning.

I pay about twice as much in property taxes as a land lord then I would if I lived in the house.Just a couple notes to help you potentially clean up your analysis going forward.  

If there is mold in the bathroom because of their issue (not running the fan or high usage), then let them know that they need to clean the walls more often. 

If the vacancy rate is 5% and it takes 1 month to clean and find new renter the   % is 13.8% of gross rents.My minimum target for cap rate is 8%. 

You need to worry about environmental contamination, illegal dumping next to the gas station over the years, and leaking of gas tanks.It doesn't matter who caused the contamination the EPA will make the current owners clean It up.If it's a new build the seller should have a phase one completed on the land.

However under the Routine Maintenance Safe Harbor, if after inspecting, cleaning, or testing, you find the motor needs to be replaced and you replace the motor with a comparable one, you will likely be able to classify it as an operating expense and deduct it in the current year.

Vacant and clean.

Tenant may not keep a clean home.