Some of the materials we choose and asked him to pick up (such as flooring) he replaced with low quality materials, I assume to keep more of our money for himself. 

For example, if you are buying in an area that is in are 1980s and above, you might run into a roof that is tile and the paper under the tile needs to be replaced the day you close.

For the value add we're going to fix up the roads, add a nice sign and fence, replace mailboxes, add lights and fix some plumbing leaks.

If the sale is for $600K then you need to purchase $600K of replacement investment real estate. 

You can learn from someone one step ahead of you and then do business together.I'm sure there are plenty of mentors you could pay substantial money to to gain knowledge and know how but i doubt it could replace actual relationships that are pertinent to your market and current business.

I had to sell so I replaced the HVAC and a day later it was stolen by what neighbors described as the previous tenant.

Here they all start with "Are you aware of any XYC.." and none of them are asking about previous repairs or issues.I understand that you are concerned, but honestly, if the water damage was resolved, the soaked parts replaced, why would it matter any longer? 

You can then tell the security office to disregard any alarms the rest of the night if needed.They run off of batteries and need to replace about every 3 years. 

Good thoughts as we embark on this New Year.....our time is precious and should be valued way more than most people do.One of my favorite sayings - "Money is a replacable commodity, time is not"

I’m not looking to retire early or replace my income through rentals—I just want to diversify our assets.