Prioritize filling units with well-screened tenants and consider hiring a property manager for oversight.

@Jae Yoo you should read your PM contract very thoroughly or even hire an attorney to do so, before thinking you can just break it.How would you feel if a tenant just broke their lease with you?

Although Philadelphia is only requiring you to get General Liabilty, I think you have a bigger exposure to Professional Liability (E&O) insurance. 

@Richard Schubert are you having these professionally inspected before you buy them?

If your landlord wants more rooms painted, I would tell him to hire a contractor and I pay 3200.You can roll two rooms in an afternoon and in the end it's only $100 and at least you have someone who seems somewhat flexible.

Remain calm and professional through the process.

I don't butt into his business and we keep a professional, yet friendly relationship. 

Health professionals are generally looking for 1-2 bedrooms and even travelers in other professions look for that size unit.

The search button is also helpful for finding local investors, other RE professionals, and past discussions.All the best!

Be sure to work with an agent or broker who understands your local market, and consult with a professional who understands all applicable tenants-rights laws related to your transaction.