He only wants to answer you if you pay him & his stuff is very expensive. 

If your friend is unwilling to pay that then move on.

Maybe selling is an idea worth considering if the house is a Mona Lisa and kind of beyond the general reality of typical tenant's maintenance obligation and ability, and they aren't paying for the additional quality.If you really want to keep the home, you may find a way to be very happy about it with the right team, whether it be property management, electricians, contractors, or tenants.

At $800/month, that would barely pay for the rehab costs (using BP's 1% rule). 

Unless you find a buyer with a very specific criteria who is willing to pay above the typical 70% - repairs.

. - AOA Debt Reporting Service: letter sent w 120 days to pay (with credit bureau reporting) after which it rolls over contingency plan with collection agency getting 38%.I know I would not want the task for what they charge.  

Hey Andrew, welcome to the Forums.That’s awesome you’ve been learning about real estate since high school—starting early will really pay off.

Don’t want to pay taxes on the capital gain.

If you don’t owe then, everything is profit without paying overhead depending on the structure of your lease.

If so, adding amenities that your ideal guest will find valuable = they'll pay more for it.