But as landlords we have a responsibility to provide healthy homes for tenants (and ourselves). 

i know you don't have much to go on but budget wise, do yo think 15-20k is a healthy budget?

If you don't want the property, You will then most likely be able to sell it at a healthy profit.

It has never been anything big, just selling old houses he used to live in at a healthy profit and once took his girlfriends house (which was costing her $750 a month) and set her up with a professional management company who got the building to turn a $400 a month profit off rent.

(SMILE)Good luck

A PM is an intermediary and their business is NOT refurb/rehab and if you elect to use one, they'll just smile and proceed without concerns other than you pay the bill.a) network with friends who have remodeled recently to get names and first had references - - one of these are work 10x any website review.b) learn as much as possible about what you WISH to be done vs what actually NEEDS to be done (ie know the needs vs wants problem we all have) as there's lots of cash between them.c) read up on contractors bid process in your state, the allowable deposit and how to make progress payments.d) set a completion date with penalties for missing it.e) a contractor must have a license; verify and find complaints. f) must have liability insurance and be bonded (this protects  you from him just walking away).

I think rates will increase slightly in 2016 which will lower buying power slightly but I do not expect to see huge jumps as the rest of the economy can't withstand such increases.I think we will see further stabilizing in the market and healthy appreciation rates of 5%- 10% annual for 2016.

If you have a recommendation that fits this then by all means I would greatly appreciate their info and would give a healthy kickback once a lease is secured.  

But he seems all smiles, no down sides, all is looking up everything is great.

I think we can win it this year if the team can stay healthy.