If this is your scenario, then it's fine to handle it like she did.If, however, you've got a house and the toilet doesn't work or the water coming in isn't potable or the electrical panel is shot, the house is not habitable.  

I won't be broke but it was definitely a strain.

If your friend is not willing to partner on the deal 50/50 where you bring the deal and funding to the table and they bring their knowledge, experience and resources to the table to see the project through then you might as well just pay them like a standard GC or just hire an actual GC instead and not risk putting strain on your friendship/relationship since there's no real upside then.

The window in the center is just a normal window, I'm wondering what all the glass panes surrounding it were supposed to be for. 

You also want to make sure that market rents in the neighborhood are 3-4x higher than the median income, which tells you whether the median renter can rent the apartment you are buying without it being a financial strain on them - which leads to high delinquency and all the problems that come from it.In addition to Starbucks, big box stores are a good indicator that the neighborhood is a good one, since they do a massive amount of demographic research.  

Curb appeal is your first line in marketing and will turn away good tenants if it's "tried & dilapidated" just as you guessed.Windows are easily upgraded with retro-fit dual pane E-glass at anytime - - only takes a day for a qualified contractor.Be sure to get an inspection on Roofing and if aged property, add Electrical & Plumbing. 

I typically just use my handyman or carpenter to replace any window sashes, broken panes, or to swap out a door.

That there would be a  few minimal items such as strain relief on new hot water heater missing, anti tip device not installed on cook stove.

Basically you need a glass pane size of 30" sq.  

I had to repair 5 broken window panes.