I worked with the listing agent on the property.

He’d likely play the role of buyer’s agent, contractor, and rental listing agent—something we successfully did last June.

they're better off just listing on the MLS.  

Quote from @Theresa Harris: Get it in writing, change the locks, get the place listed and find new tenants. 

I seen somewhere where there is a list of how to figure rehab costs but i cant find it. can someone help me please?

Find the REIA group for your areaAs Henry noted, post something specific for your area and tag your market.Get on Loopnet for your area and property type, reach out to the brokers that are listing deals and offer to take to coffee (they are often invested in deals too but you could ask for connections to other operators that might be getting started).And, again as Henry noted, each person you meet, ask them what other networking events they have attended that you can put on your list.

In the future, we aim to get into fixer-uppers, development, etc., but for now, we like to only consider semi-stabilized (with minimal deferred maintenance) or fully stabilized, cash-flowing properties. 

Loss of rental income is only covered if it is listed in your policy.  

.- Try to raise the rent and the tenant will give you a list of all the maintenance issues they want you to fix. --- They will offer to fix them in exchange for lower rent, but ask yourself, if the tenant has been living there for 25 years, why isn't everything fixed already?

Now I own a thriving property management business, run a real estate team helping other investors learn how to grow and scale their portfolios, I have my own modest investment portfolio and have two development projects going at the moment.