On the walkthrough, the home looked great other than some rotting siding, a couple broken windows, stained carpet and old water stains on kitchen ceiling.

I'm unable to come to a conclusion on whether it would be more financially advantageous to keep what's there since it's not broken and increase the rents accordingly rather than add on such a project.

There are no laws/rules broken by doing this because you are giving away your own information.

A bunch of issues occurred - storm window "fell off", front door was broken in "attempted burglary" (according to on of them, other one said that the pane and the lattice work between "just fell off"), gutter fell off the back. despite the lease stating that they must notify me immediately, they did not.

Then, if your tenant substantially damages the property beyond normal wear and tear (the one's I've dealt with were broken windows, ripping out the flooring, removing wiring from the walls, etc) it's easy to prove with timestamped pictures.

They are quick to respond with promises of good lead flow starting next week, however after two months of this they are sounding like a broken record player.

Everything broken out as personal property may be taxable "boot" and subject to depreciation recapture during a 1031 exchange. 

I am going to talk to the property manager tonight (as well as discuss the shoddy nature of the repair - just a small piece of wood attached that didn't even cover half of the broken window on the door leaving the house exposed, and had been that way for a week and a half when I saw it).

Broke my foot, got metal shavings in my eye, broken a ton of fingers, got burned every which way and still made it happen.

I've got a couple that have reasonably minor problems with them:1 has a broken fan blade.