Since it needs a lot of work, it is usually difficult to get major work done while Tenants are in there.Also, You probably would want to get a lead certificate to protect yourself in this state, and that might necessitate them moving out if you need any type of scraping and repainting-otherwise might be a big liability with lead particles flying everywhere.I would research these 2 issues to protect yourself.

Our PM usually has someone moving in within days of the prior tenant moving out, unless there are unexpected time-consuming repairs that are necessitated by the tenant's damage.  

That's going to necessitate 3 exchanges.  

., few situations should necessitate my immediate presence as a landlord.

In some jurisdictions you are able to demand "vacant possession" of a property or individual rental unit under certain conditions (i.e. you or an immediate family member are to inhabit the unit, the building is going to be demolished, the building/unit will undergo a substantial renovation which necessitates it being empty, etc).The answer to your second question will depend upon location.  

You could say I " invested in myself" recently which necessitated that I live in these areas.

I recently did this and was surprised when I did finally get them to move out that they left the apartment in terrible condition necessitating extensive rehab.

But that wouldn't necessitate a hard core tax planning service.When we do tax planning, we want the client to return 3-4x the cost of our service.

His loss.I am not about to sign anything like that until I know that I want to work with this person long-term, and even then, I would hope that the relationship I establish would not necessitate such an agreement.

Being a live-in landlord necessitates you keeping a definitive line between being a neighbor and the owner.