Is there an opportunity to push rents? 

After this purchase, this will push me to 88 rentals.

Thinking ahead, I purchased flood insurance and was covered this time, also think the outlet jammed up again by Beavers which was cleaned afterward.I am now looking to sell the property and buy something larger with more units. 

I know in Alaska sellers push property documents like furnace, roof, heating system inspections, as well as financials and proof of rental income. 

A pickup truck would definitely have sufficed.I say push the PM/LL to pay for the expenses. 

While @Jacob Sampson's example of 60 times the monthly rent is just one way of evaluating a deal, it might be one that might push you even further away from being able to see the value at your potential investment properties.

cap ex repairs and vacancy seem to be the bare minimum, I'm assuming that this isn't in the best neighborhood which would push repairs and vacancy up for sure.  

As far as future rentals: I haven't narrowed it down a ton but as @Zeke Liston kindly gave me a heads up on in this thread, Columbus OH is an up-and-coming market that looks to be in the price range I'd be looking for.  

So they went ahead and made modifications to your property without permission?

Now if he pushes back and you end up in court tryin to evict him on these grounds, its going to be hard to win.