I told him I have no hobbies, and now every second of my spare time would be spent making sure the Sheriff showed up and threw his mother into the street (he was kind of a punk and thought he was tough so I  unloaded on him).

Most deals in the current market are not going to be turn-key ready, so be prepared to do anything from a full gut renovation to some heavy aesthetic work to make it presentable.

The current owner/seller has completely rehabbed two units including plumbing, electrical, windows and aesthetics. 

The units getting $1200 in their current condition amazes me as they are aesthetically disgusting, but mechanically sound.General sentiment around the area is that we are nearing a top.

Also, you can obtain multiple FHA loans if buying in an order that is logical to the bank; duplex, condo, single family.You are on the right track, FHA 203k rehab loans are good for properties whose condition may not qualify for traditional FHA financing but I would try to use it only for financing necessities and pay out of pocket for aesthetics. 

Our priorities are 1- fixes for safety or to prevent further damage; 2- fixes that improve the rental income or will draw great tenants (we're turning the studio to a 1Br to increase rent), and 3-things my wife wants for customization/aesthetics (happy wife, happy life).Some specific questions I had so far are:1) We have a modified bitumen roof. 

My newest furnished rental has a breaker box in the kitchen that I would like to hide or at least make less noticeable. It's about 38 inches tall and 18 inches wide, so it sticks out. Has anyone ran into this situatio...

Or general property improvements and aesthetics that an appraiser will see?

A good Architect is your design team leader and helps you to create a Program (what you want/need in the building sized appropriately for you/the end user) while taking the site and aesthetic into consideration.

But literally no one else has ever stopped by with coffee to just chat with the owner to find out the ground truth, and the repairs/upgrades needed are mostly aesthetic.