While each inspector and local is different, I would take photos of the work they will want to see and hang the drywall.  

I know this patch job looks like crap, and we seriously regret doing this project in the first place.But moving forward, we went to hang a 4lb fixture today, but discovered there's no stud or support under where they patched it and where they pulled the wires through.

Hey Matt why leave people hanging what was your experience  good poor or just OK ? 

Such clauses do not leave a landlord "hanging" should a tenant buy a place and want to move.Keep in mind your tenant is new to your area and it's likely they have no idea what the current market is in terms of buying.

3) hang up (keep dialing for $, its a numbers game :)   

To answer your question directly, it's unlikely to cash flow right out of the gate unless there are several things working to your advantage (off-market, under-valued, house hack etc).The key will be your ability to hang in there long enough to allow appreciation to do it's thing.

If any of that sounds good maybe we can hang out and pick each other's brains

So I would talk to her, let her know what you are doing and why and be sure to answer her questions etc.....This way, she hangs around you are limiting the amount of time that you have to sit and wait to take action.  

Usually if the branches are hanging over your property, you can trim that part of them (only what is over your property and not to kill the tree).  

I've read the ABC's of real estate investing by Ken McElroy and the book on rental property investing by Brandon Turner and I would like to put into practice the things they taught about analyzing properties so I could get the hang of it.