Quote from @Case Mccarthy: I would say that you can verify these landscape items, and other exterior repairs by getting the invoice from the PM, getting a cleared check or payment and also yearly getting photos of the place by the property manager.  

Inspect and take detailed photos of every room in the unit, and the exterior as well. 

The seller is able to defer out their capital gain over several years as opposed to taking the gain all in the first year.

The hoa supposedly improved the elevator (which made it worse by the way), they painted the exterior. 

If from the time you buy it until the time you refinance it is more than 6 months, then you can likely use the new appraised value for the DSCR as opposed to the amount you paid for it (plus renovation costs).

One other thing to keep in mind in converting a flip to a DSCR, most lenders will allow you to use the appraised value after you've owned the property for 6 months as opposed to your cost.

I know there's some colleges on the area so I'm not opposed to renting it out to students.

That is wasted space in the bedroom otherwise and provides a bit more space in the kitchen area where the tenant may be able to drop in a table.From an MEP standpoint you should verify how far away you are from a plumbing stack and logistics of venting the dryer to the exterior.

The transformation was huge — and it’s all thanks to my contractor, Leo Bravo.He does both interior and exterior remodels — from kitchens, bathrooms, and cosmetic updates to siding and roof work.

I had the opportunity to buy a flip at 400k, the exterior repair cost came in at $50k and the interior was so bad no one would give me a quote.