Or, go the HML route and then cash out refi and leave the 401 alone ? 

I am keeping for the cash flow and future sale because unless I leave my market and go OOS to get a substantially higher cash flow I would need to generate mortgages of close to $400,000 to get to cash flow of about $1600.

Leave it capped.

If an itemized invoice in before and after pictures of that important to you, I can find you a vendor in my market that will do everything you want, but it may cause delays and you may pay a premium for it.ask the tenant to take pictures for you And leave it at that.

However, that would leave me with an empty unit.

Even now, I have a PO Box I visit maybe 3 times a year - catches all the marketing materials everyone wants to send me. 99% of it goes from my PO Box to the trash can near the door, before I even leave the lobby. 

Either leave it (not a good idea if it is extensive) or replace those boards/add new siding.

It's good to be proactive and watch for small problems that could become a big expensive problem, if the tenant lets you know these things, they are doing you a favor.Also, ask yourself, if the tenant were to leave, what would prospective new tenants want done? 

It makes sense, and a small down payment would leave me with plenty of cash reserves, probably even enough to be ready to put a down payment on my next property when I felt ready.

Renters will have to leave by this upcoming mid-summer.If this is allowed to stand, the units would be for a very different market for investors, negating not just long-term rental landlords (like my aspirations), but conceivably AirBNB-like models.