Cutting to the meat of the situation, I came across a property that looked like a fixer upper, typical investment grade property.

So I'd be doing my best to get the highest possible rent/revenue but without needing or counting on that.What you refer as cut-throat competition exists in every market where you have demand.

Make it clear that you'll only pay when that person signs off on work done.

This seems pretty clear that LL gets to select the area(s) to be painted and the color.  ”The areas designated for painting should be painted thoroughly to ensure that no previous color is visible.

A bit strange that you leased the commercial spaces knowing you would be pursuing a conversion but understand the objective of taking out your capital partner and I see in your follow up post the relocation language so you clearly thought through the transitional phase.

If their process is just, ‘here’s the house, now it’s your problem,’ then they’re clearly not delivering what they advertise.

I doubt Cavaozs is on the cut list any time soon if ever. 

I'm mostly interested in the long term gratification when the properties are owned free and clear.

Absolutely, it's clear you've put thought into your real estate journey, and your aspirations for financial freedom are commendable!

Fix gutters, extend  gutters at least 10 ft haul in dirt around foundation if needed the best soil for a foundation is a heavy clay type  , cut back trees if needed .