However the layout work for me and I don't want the tenant moving them around too much.

They heard my husband and I talking about ideas to open up walls, change layout, add walk-in-closet, etc.

The neighbors mentioned they were occasionally spraying the outside steps as the bugs were just spilling out.I'm the kind of newbie investor that gets really excited about the potential for a property - I literally spent hours at a time in my first rental planning out the rehab and envisioning what I was going to do to the property to make it look great - exposing brick, reconfiguring upstairs layout, enhancing outdoor space, etc.

I think it depends on the layout.

Even then it would only be one or two units to get a feel of the condition and layout.

I have downloaded several real estate books on my phone and skipped to this chapter but they don't seem to layout the mechanics of the paperwork in a way that it protects the buyer and seller.

I'm meeting with my real estate attorney next week to lay out the plan.

I'm just not sure what to install and/change about layout or design features (like spindles on a railing, or the front facade of the house, etc.) to make them look more updated.  

Perhaps  I will make it available someday for review by a select few so that they may incorporate some of the layout, ideas, and features needed to get a bigger deal consummated. 

With the investor, you might want to use some of the tools here on BP to lay out a professionally developed plan and show them that they could earn an attractive return if they were willing to carry the property.