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.

My brother is a GC so I should have some decent connections for repair and maintenance.

Repairs were 10k before.

Aside from that, I have absolutely no idea what or how to estimate the total repairs. 

He gave the tenant a reduced rent in lieu of yard maintenance and minor repairs.