Not sure what kind of climate the property is in, but paying for part or all of your tenants' utilities can get expensive, since they have no reason not to (for example) run the heat full-blast with the windows open in January. 

One element I believe that has been left out of the equation here is whether or not he will qualify for a loan; any loan. 

Typically there are laws about the property being maintained in a habitable condition with a limited time frame required to complete habitable related repairs, i.e. electrical, plumbing, heating, cooling, ...As a property manager, I agree with you that there seems to be "a lack of quality assurance" as well as a lack of communication and sense of responsibility from your PM. 

A smart former mentor of mine had a great way of adding “new” steps into an established business (or system): only add one key elements of new-ness in at one time into the system.

As we grow the operations and scale further, having an in-house operation becomes a key element of our business.

Items needing repair and/or replacement may include: roof, hot water heater, plumbing, heating and air conditioning unit, etc.

@Chris Trupiano also, really emphasizing the wood elements you already have (like on the railing cap) will do WONDERS.

The homes are cheaper to heat and cool, but also so much more comfortable in general.Another thing to add is that I would be installing and wiring these panels.

So here are some elements that appeal to me for using a broker.1.

Gas heat.