Overlook cosmetic items as they may be too many, but they would distract you from main more important problem items.

i remember looking at this property a long time ago but never pursued it as I was distracted with other potential deals!

@Joshua Meisner Don’t let the “market” being high or low become a distraction to your goals.

You need to chuck every thing that is unnecessarily distracting.

I dedicated a lot of my time and energy into this kind of business ( I needed the distraction ).

I guess he got distracted & when his wife started loading the one upper cabinets it fell to one side.

Sure, some of the expenses were high and that has been addressed, but really a distraction from the real issue which is keeping the units filled with happy paying tenants.

Now before you say, "...but it's $500/month", I will tell you it isn't.Based on the area you described, and the problems you know you will encounter (as in costs, and late/no rent payments), that $500/month ($6k/yr) will disappear real fast...but the headaches won't.You're chasing a shiny object of distraction. 

My priority would be in convincing them all to leave peacefully as opposed to being distracted by the son leaving.I would not bother discussing removing the son since this is only going to end up in one place and  you need to take control.

I wrote this on my commute and apparently must have been distracted.