I have very little rehab experience outside of replacing fixtures, painting, and landscaping.

💡Buying newer properties save the sponsor from having to worry about major deferred maintenance items and can attract a better tenant demographic.

Adding central AC, impact windows, floors, landscaping, etc.

Exterior upgrades include: new roof, siding, screens, landscaping, paint.

Expenses like snow plow and landscaping I would get bids during the due diligence period..

Here's why: 1) you are close partners (I assume), and it's a nice courtesy.  2) You will need them for the process - showing unit, running reports for buyers, banks, RE company, etc. 3) you may also find them a good resource for helping to find buyers, and 4) you may need them for prepping the unit for sale (paint, flowers, extra landscaping, etc.) 

Many of the ‘land improvements’ (pavement, concrete pads, fencing, landscaping, etc.) depreciate on a 15 year schedule.

Other issues with my out of state condo rental is the HOA I had, to cut costs, resident owners volunteer to do chores, such as changing bulbs, sweeping hallways, landscaping.

Are tertiary markets going to see an increase in value and demand due to demographical migrations?

We have begun doing most of the large projects/repairs, and intend on being finished with that type of work by the beginning of March (jacking the house up, leveling the floors, replacing the kitchen, etc.) so that we can get the finishing touches (exterior work, landscaping, etc.) wrapped up for an April 1st tenant.