If you don't solicit and only take investors that you have a preexisting relationship with at the time of your deal, you can syndicate under rule 506(b), which is generally cheaper, easier, and allows you to take "sophisticated" investors. 

What is the price of building new vs. buying pre-existing per square footage in your area?

I don't understand why someone would move into a unit in such a poor condition, but since you did, did you take photos of the pre-existing damage?

It's hard(er) to know that prior to a preexisting relationship.

As someone from California, turnkey would allow me to vet and adopt a set of pre-existing boots on the ground and get into a cashflow-ready property without taking on the risk of out-of-state rehab or vacancy time up front.For many turnkey operators, my understanding is that volume is key.

You need to have a "substantive pre-existing relationship" with a potential investor prior to making an offer to invest.

It also helps if you plan on getting a home warranty as it provides the home warranty with proof of what systems were working properly at the time of contract, so they can't claim pre-existing later.

I would charge her for any cleaning or damage that seems reasonable, but if she disputes and tries to argue the damage was pre-existing, I would credit it back and take her word for it.

The temporary fix or the freon substitute is going to be +-50% of the cost of a totally new system with a 5 yr compressor warranty The home warranty will not work as pre existing conditions or repairs during the first 30 days are limited.  

You can also purchase short term medical policy with pre existing exclusion and possibly a waiting period for certain conditions.