Michael,You have allot of moving parts here and not sure that I understand the full picture.  

I've been doing a lot allot of research on eBay my next move should be .

I'm a fan of always airing on the side of caution, even if you don't foresee all of the allotted expense being used.

There is allot to consider including appreciation, which I have done pretty well on this home.

Costs allot with little effect.

How do I trust the information given by these essential pillars of out of state investing and remove the veneer of these representatives seeking their commission or monthly dues allotted to PM companies and effectively gather the data I need to move forward?

How much difference will it make on appraisal value if one spends time/energy doing allot of little things that add to curb appeal, impressions when you walk in a home etc. 

It's a small initial cost $5k I'm not sure it's allot to loose the place will cash flow at close to $2k a month once rented so worst case scenario I make my money back once or twice and then loose a friendship. 

Multiple changes to the price and adding myself to the loan after my brother did not have enough in his accounts was challenging and ate up allot of unnecessary time.

Reason being, once you gave a big fish on your hook, the time allotted to you to reel it in is short.