When it gets to this point it is usually better to either (a) not renew the lease or (b) introduce a new property manager and start a fresh relationship.    

I chose the college rental market to start because being fresh out of school I am more familiar with these markets. 

It’s immaculately clean, paint/trim is fresh, new appliances, new fixtures, new carpet/floors.

I appreciate your comments, there were a few things that I wouldn't have picked up on, it's always good to run things by some fresh eyes.

People seem to love neutral gray walls with fresh white wood trim.

It's okay to be vulnerable about areas where you aren't an expert - good brokers will want to help you succeed and you're open-ness will be a breath of fresh air. 

If they don't have the money because of fines, maybe they can pay you with fresh eggs?

There were some great deals with those who had very deeps pockets because it was not just a rehab, you also in some areas were required to knock down, then rebuild fresh or lift and then rehab.

Some short answers to your questions:1) Convince to listen to some podcasts2) Really up to you and what you find available that works3) You will still need to be involved since it's your property4) I'd stay fresh of what's going on in your market, run the numbers on your criteria and practice finding "a deal"Lastly, some resources I've enjoyed:PodcastsEpisode 108 - Grant Cardone...

These are reasons why some clients don't want to have to reveal their 1031.