I'm going to give a verbal warning followed up with a text message describing what was talked about so we have records if something bad happens. 

But then, if other people invest with them and lose money as a result, I'll feel partly responsible for not having warned people.You have already invested so my message was mostly addressed to everybody else to remind people them of the importance of doing a proper due diligence.

In these early stages of learning and developing as an investor, I'm primarily focused on properties that may require the following: paint, flooring, bathroom/kitchen remodel, drywall, light fixtures, exterior landscaping, siding, or new HVAC.

With fresh paint throughout inside and out, brand-new roof, dual HVAC systems, updated water heater, stainless steel appliances, lighting fixtures, outlets, countertops, and PEX plumbing just to name a few.

Block construction cement floors with the floors sloping to a central drain. concrete counter tops stainless kitchen cabinets boob lights and minimum windows by code .

There is so much cost to running a (any) business, even changing a light bulb is expensive for a PM.

I usually recommend clients a pretty easy cosmetic rehab which is refinish floors, replace cabinets with modern white ones, add a white stone, new appliances, new bathroom vanity/mirror/light fixture and add in unit laundry. 

We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).

Out of sight out of mind.If these were items you wanted to pass the cost down to the tenants--light bulbs, air filters, water filters, batteries etc. those should be defined in the lease agreement.

Quartz countertops are durable and widely appealing, and neutral cabinet colors like white or light gray work well.