What's the after repair value, debt, payment, term on loan,if loan is current, market rent, and cost of repairs needed is a good start, on the property.

Even if he capitalized some repairs and dialed down on depreciation.

The lender may require repairs to be done.

All those repairs you listed sound like normal CapEx to me.

Have some repairs that the lender required to be completed in the first year but loan funds were placed in escrow to cover those.   

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.