New windows definitely have more of an appeal to the tenant because they offer a fresh look and will reduce your energy expenses. 

If another agent isn't doing their job and your client (possibly your LLC) stands to benefit from that, who cares?

Granted, I could potentially move elsewhere for a cheaper property than Venice (most certainly I could), but I love it here so why pay 3x what I'm paying in rent for something I then have to take care of?

Are they responsible for lawn care?

You can use redfin in lieu of an agent.

Hopefully, it is someone you worked with before and you deem to be honest, responsible, affordable and able to perform quality work.Happy to contact any lead anyone here cares to sendThanksGA

I pay for everything and he takes care of the rehab and acquisition and we split the noi 50/50. 

Not my concern, nor do I care who they send as long as the job is done. 

The property is a triplex, converted out of an old house that's been taken care of very well (as far as I can see without a building inspector), so the water and gas are not split out into separate meters for the tenants (electrical is).In order to make this deal work, I'd love to figure out a way to invoice the tenants for those utilities.

So is it really that big of an advantage at the end of the day if 5-10 years it comes back to you as an expense?