He's definitely going through some mental issue's and I feel bad for him but I need to take immediate action.He's now gone for 2 weeks, his unit is oddly cleaned up with furniture strategically placed to cover up certain holes in the walls.

Plus, they help with the hassle factor of coordinating everything and the mental load.

I don’t fully subscribe to everything he says, but he’s not wrong when it comes to the mentality behind what I’m saying.

The right to remediate is important when you have tenants with challenges (physical, mental or emotional) that interfere with their ability to maintain a clean unit

Buy and Hold mentality, while collecting returns.  

While this approach may not provide access to as many pocket listings, it does allow for a trusted professional to help mitigate the risks associated with being a newer investor.As a realtor, it is important to prioritize the best interests of clients and provide them with the most suitable options to meet their needs.

Your time definitely matters, and prioritizing a job you love while trying not to consume the rest of your life with Real Estate is definitely an excellent reason for pursuing the turnkey route over diy.

However, he is getting older and if I would to get my own unit(s) I would be interested in getting a different manager who is not getting old enough to retire in the next 10 years, and who is familiar with and practices "Bigger Pockets Mentality"  I have learned a lot in the Bigger Pockets Managing Rental Properties book. 

What are the things we should prioritize for rehab that will give us the most forced appreciation?

Every job requires some combination of mental and physical effort.