You can't let tenants sit around for several days with a broken AC because you are out of the country and can't be reached.4) The difference would be a dollar amount, or whether or not it's a structural repair.

And just now upgraded to Pro. 

We use J Scott's estimation of repair costs that we found in his book http://get.biggerpockets.com/flippingbook/ but since you are under a time crunch, I can send you another resource we were using before that gives estimates based on square footage of the house, the type of upgrade being done, etc.As for ARV, if you don't have access to the MLS then you might try looking on active listings to see what properties are going for in mint condition in the same neighborhood.  

The plumber could not complete his inspection due to broken clean outs.

You will need to prove a) the condition of the property before the tenants moved in b) the expense associated with repairing the damage (PAID invoices from contractors) and c) that none of the work constitutes an upgrade from the condition of the home prior to their lease.

As a landlord I wouldn't agree to replace a broken window shade.

If it's really worth 185k after some cosmetic upgrades, list for 170k "as-is".

My investment areas: Broken Arrow, Tulsa, Oklahoma City, Coweta, Bixby, Claremore, Wagoner

If you feel they will not be a good tenant based on their past rental history, maybe they have broken a lease, or their last landlord said they were not good tenants, make sure to simply tell them. 

Iv'e been looking for a 3 bed 2 bath home in the lake Stevens, WA area. I've noticed the price of homes are high compared to the rents . I can't seem to find something that will fit the #'s I'm shooting for.

I've ra...