I have a mold specialist working on a quote so I can wrap my head around the expenses in rehab.

I would say you need to get aligned with your wife on goals and objectives. 

I've underwritten several deals and know owners that are turnaround specialists.

What is your main objective?

At the end of the day, all that matters is your financial objectives, not whether you met the 1% rule.

You and I share the same real estate objectives: build capital and long term wealth, passive income and a way to build a strong retirement income for the family.Keep you head on a swivel.

Landlords, what is your biggest objective to property management? 

After all, while there is an overall objective to maximize value from the rehab, there is a more primary goal of ensuring the unit has good rental numbers.You can purchase properties that require less work, but you may still end up hiring someone to do work, unless you manage to do it yourself.

A good agent will help you complete your transaction and give recommendations to property managers/contractors/specialists for rehab/repair of the property. 

As newbies, it is a challenge discerning what are shiny objects that can serve as distractions as oppose to new information that will serve our benefit.