Folks that made a lot of money from 2019 to 2023 had Perfect Economic conditions. 

A rental estimation is never going to be perfect so that really shouldn't be the expectation. 

Agreed,Should have been removed during rehab process but sometimes it can be missed.Rehabbed hundreds and many times the crews miss stuff so not completely on the seller.I always tell our investors to have common sense when doing a building inspection.Anything that can affect the long term sustainability of the property like foundation, roof, mechanics, HWH, furnace, electrical, plumbing is on us.Any cosmetic stuff that won't really affect rent or cashflow is up to negotiation.If investor is adamant on being fixed, we will fix but at a cost.There is no such thing as perfection on 50-100 year old homes.The demographic in my area also doesn't require perfection.If they do, we don't rent to such folks and advise the suburbs which come at a 3x monthly rent compared to the city.The tree should be removed by the seller and foundation addressed.Doesn't look too major to me anyway.Thanks 

I told  her a day within the same week didn't work, as I was having the a truck remove 2 last pieces of furniture, and that i wanted time to get perfect she asked the following and then realized that it was valentines day and we agreed that Thursday would.

The tenants can either use tap water or buy bottled and ice trays are perfectly fine.

I would pay off or free up the monthly furniture, water softener, and crypto.

Now THATS a deal, I may keep this one for a while, All the Best Bruce Perfect example - you da man Bob.....

Other house hacks I used VA loan and FHA so timing on this was perfect. 6.5% rate.

Even though you may have a close relationship with this individual, everything you've just described sounds like a perfect opportunity to be taken advantage of.

Every professional property management company in the world has maintenance techs doing simple fixture replacements perfectly competently without any special licenses.