Not only are some people totally unknowledgeable and totally invested in their opinions, but they make stuff up to support their opinions and emotional beliefs.  

I have been doing stuff there for years and know a lot about turnkey investments in the city.

Even simple stuff like locking the door at the end of the day or turn water off at the main shutoff were a challenge. 

I then have 10K in reserves for unexpected stuff (if I'm using my 20k savings, I'm sure there's a formula for how much I should actually have).

None of this 100% Purchase w/80% rehab formula stuff.  

Just trust your instincts on this stuff...which is why you went here to check. 

It stinks and this stuff is spreading like a disease.  

Actually most stuff built after the late '80's has some sort of HOA in the Vegas metro.  

He's a driver so also stays in hotels often and isn't at home as much as other people.One benefit of me renting to him is that I was going to leave most of my stuff in the unit to rent furnished and will grab what I am ready to take slowly.

Also remember it will take time to get them done, during which the home is vacant and not on the market.People shop with their eyes-so many don't care about stuff that is really important (plumbing, electrical, roof, etc).