But that makes it his primary residence and also ineligible for 1031 treatment.  

I resold all 200 or so of my Sub too deals with nary a problem with title insurance its important not to use a quit claim deed when you take title that is a bugger.. but then again I do have juice with my title and escrow company.. and maybe I get treatment others don't get..

VA guidelines require that “The surface requiring treatment must be thoroughly washed, scraped, wirebrushed or otherwise cleaned to remove all cracking, scaling, peeling, chipping and loose paint and then repainted with two coats of a suitable nonleaded paint, or:The paint shall be completely removed or the surface covered with a suitable material such as gypsum wallboard, plywood or plaster before any painting is undertaken if the paint film integrity of the surface needing treatment cannot be maintained.” 

The big thing that you're missing, based on my reading, is tax treatment.

I haven't tried the epoxy grouts yet but will do so in the future, so for now it's the simple Comet treatment on my existing properties.

That is totally different than telling you that they don't provide regular pest control treatment which would be for roaches, ants, spiders etc.

A good property manager will likely find several small items that the workers will do for free now or you can pay for them later.Advise what colors, window treatments and such will appeal to the broadest range of potential renters.Help you select the optional rehab items in terms of increased rent or reduced time-to-rent.

Until we (as a society) have effective vaccines, treatments, and some kind of immunity/immunization, those people in high risk groups will remain mostly isolated.

The efficiency of the treatment will depend on 1. where the problem is and 2. how the treatment is applied. 

Generally, if the budget allows; it is good to have a decent quality water treatment system at least for drinking and cooking purposes.