Scroll down to the blue section, toward the bottom of that section on useful life and normal wear and tear:http://www.dca.ca.gov/publications/landlordbook/se...

After multiple black and blues due to the older son swinging the doors "by accident", I asked to have them removed. 

I did the Kelly Blue Book value for it and trade-in value is around $4,800 and the private-sale amount is $6,200.

That your plan for this property is for it to be decently maintained blue-collar rental, and what they want to do is not in your budget.I have a Canadian friend who uses that like a mantra.  

Then scroll down to county website in blue.

Thomas, Ontario, which is a smaller town, but is very blue collar and tends to have a lot of lower income renters.

Everyone who is buying blue sky performas on 7 to 9 caps and has no real history.. by the time reality sets in they are buying 4 to 5 caps they just don't know it yet.

For $3k gross rent - IMHO, I'd rather have 4, $65k homes that rent for $800 in a solid blue collar neighborhood...Otherwise, you need to look at this as a flip and not a rental.  

Building is in a good blue collar area and the rents are in line with the market.

when you have so many unknowns in rental properties. its all just blue sky proforma talk..