Like replacing the doors/ locks, etc. and  its getting frustrating.Whenever I articulate my frustrations to my wife it causes friction within our relationship I want to get this house rented asap but I wanted to get a barometer to see if perhaps my expectations are a bit unrealistic , especially with consideration that no one could get in the house due to the fleas until recently.

If we are passive I believe that we could still be limited partners in either an LLC and obviously a PPM.It sounds like you ran the project and were on the opposite side of the transaction.

Not replacement and quit my job money. 

We have also done window replacements and replaced analog thermostats with programmable digital thermostats.Interested to hear if anyone else has had success with weatherization/insulating and other energy efficiency measures.

Inspections may cost more upfront, but they can save you from significant headaches and unexpected expenses down the road.Negotiate Hard: Use inspection findings as leverage.If the HVAC is near the end of its life, negotiate a credit for its replacement.If the cast iron plumbing is deteriorating and needs replacement, ask for a credit as well.Sellers often prefer negotiating credits over doing the work themselves.To give you an example: I was once under contract for an old house priced at $170,000.

$120 still sounds reasonable for today

It sounds like you're in a bit of a tricky situation, but there are options to consider.

When I have seen this done or done this for clients, the properties being crossed are generally refinanced into the same loan, replacing your first lien (blanket/portfolio loan).

I know it sounds like I'm splitting hairs but some banks write HELOCs in their residential department....which won't write Investment Properties.

You also want to make sure you have Replacement Value so that if anything catastrophic happens you can rebuild.