Earlier editions had icing and reliability issues and a reputation for being loud; antidotally Gree appears to have improved on those fronts.  

It shouldn't be the make or break aspect of your investigation - things change, neighborhoods improve - but it can give you a good jumping off point for which questions to be asking.

If your rents are the same as those properties, then it calls into question the value of your improvements.

I can not think of any instances (well, except for if you are on the unwilling receiving end of an eminent domain claim I guess) where improvements to the immediate surrounding of your Investments hurts overall returns. 

Rerenting the units requires time or expense to a PM and there is also improvement expenses to make a unit rent ready (paint, carpet, etc.) 

And, my partner is out of state and will be doing nothing but supplying funds and obviously giving the ok on any purchase/expenses/improvements, etc. 

My options are to either get financing at 20% down, or pay cash and do the rehab to get higher appraisal and then finance at after-improved value.

That is the key.Also, fill out your profile on BP.

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These things suck but tomorrow is another day . these trials  are valuable learning tools and every obstacle in the path can lead to a better understanding and improves your skills .