Allocating non-common expenses (i.e. repairs) - depending on which unit(s) work is being performed for repairs, you may be able to deduct a portion of it, none of it, or all of it. 

Additionally, we perform a 6 month inspection six months after move-in.

At your age and being new to the industry, keep yourself open to doing any and every task that needs help with in exchange for the opportunity to shadow more experienced agents and learn from them.

Is ARV a loan type you get to perform rehabs or is it just a calculation to help you find a good deal?

I believe that having an out-of-state rental property is a great (if not the best) learning lesson for all because it forces you to find a team of people to do the small tasks involved in real estate.

The Big 5 are also scientifically validated to predict many aspects of performance.

. - rescued me from a "no-show, take my money and go" contractor operating under dubious circumstances (don't trust your lender or anyone to perform the due diligence you should be doing on your contractor).

Put in the time or have mediocre tenants and performance. 

Did you have a home inspection performed and the driveway wasn't mentioned?? 

That way when you sign a PA you can be 95% confident in your ability to perform.