What is the repair cost? 

I was expecting 7k in repairs and improvements.

(Thank you in advance)Here's the violations list:CN062024Failed to maintain parapet wall in good repair and free from cracks and defects. (13-196-530 and 13-196-641)North and South parapets , spalled bricks and loose mortar with ajar mortar joints .CN063014Failed to maintain chimney in safe and sound working condition. (13-196-590, 13-196-530(b) and (c), 13-196-641)North chimney spalled bricks and loose mortar with ajar mortar joints .CN069014Failed to maintain foundation in sound condition and repair and so it adequately supports the building at all points. (13-196-530, 13-196-530(a), 13-196-641)Rear basement areaway , peeling masonry coating on foundation walls .CN070024Failed to repair or replace defective or missing members of porch system. (13-196-570, 13-196-641)Rear two story wood back porch requires replacement with plans and permits .

When I'm analyzing a potential deal, I've been factoring leasing fee (1/12th rent per month) + PM Fee + 7.5% CapEx + 7.5% Repairs + Principle + Interest + Taxes/month + Insurance/mo + Vacancy (10%)... going with the thought that tenants in single family rentals will be responsible for mowing the lawn and all utilities.  

So no  repairs is necessary.

Looks like its been repaired in the past , water sitting in the pipe means its trapped ( doesnt have enough fall) due to the repair .

ARV x .70 - loan balance - judgment amount - repairs - my fee = MAO

You also have the mortgage payment at half of what it should be if you don't even include the repair cost in the payment.

Your management cost seems a bit too high you can probably find someone to do it for around 5% in the Bay Area, your repairs budget is decent as a percentage but comes out high as a dollar value, Vacancy of 5% is also a tad high for the bay area. 

The house is in great shape and was maintained well by the tenants, but I'm sure we will need a day or two of miscellaneous cleaning/repairs.