His friend does not help with lawncare, has had an unauthorized pet on the premises, and has painted a room (causing damage to the floors and trim) which also violated the lease agreement.

Having heard Jim's story before (and I'm not saying he's not being truthful), I've asked the chief building inspector about needing a GC license to paint and he said that's bogus.

Examples - Taxes, Insurance, Management fees, annual city certification fee, Lead base paint Certificate if your in Detroit, any utilities that you pay for the tenant (hopefully Zero).  

Standard landlord/rental policies remove many coverage's once a property is vacant for more than 60 days.If your rehab is carpet and paint, and you will have it rented in 15 days, then you could set up a standard Landlord/rental policy will little issue.Hope that clarifies what policy you need.

Metal roof painted and sealed, flat roof replaced in 14'.

I like to hang my shelves on a 1x3 that I paint the color of the wall. 

Paint and carpet is a few years old.

The PM I have in the area is handling some minor repair work: replacing carpet for LTV, cleaning, painting, etc.

Plus the cost of labor and expense to paint the new shoe mold.

Before I joined the Army I did home improvement side jobs, i.e. paint, dry wall, tile, carpeting, roofing, little bit of framing, pressure washing, junk removal, lawn care.