So what you are left is your own judgement of the rehab required based on the property's age, location, previous condition/ownership status and many other factors (the list goes on).

But if some judgement is needed or its a something that the prospective buyer will see then you're better off to just get up early and get it yourself. 

Sometimes , as in exhibit 2 you attached, the Contractor has to make a judgement call and go ahead because of emergencies or weather, but this should be rare.

Use your judgement here but consider the source of the recommendation and whether or not they're actually using that property manager or they're just recommending a friend.

The judge gave a judgement against them and they moved out yesterday August 13 without paying the judgement and they left the apartment filthy,with dog poop in the bathroom and with furniture they didn't take.

If a tenant is not paying rent and behind on rent (especially 18 months); they are most likely never going to pay rent or catchup back rent or pay a judgement against them.

@Jeff Willis yes even when we get a judgement, how does the government expect us to collect?!

Are you able to assess this immediately or do you have to get to know them before making that judgement?

My two thoughts on this being negative are 1) the inability to take advantage of primary residence mortgage loan rates/benefits 2) having your primary residence tied to investments in the case of a law suit and judgement. 

The "final judgement" price is $43,000, which is levied by the Condo Association for unpaid Special Assessment fee's.