I guess I never thought to be specific enough to tell him to replace it running the same (proper) direction. 

For example, when I turn around a rental properly and rent it out, the market tells me if I outcompete other rentals every time.

Things I learned:If its not in writing, it never happened (seriously) If you need tenants out, do not wait start the (PROPER) eviction proceedingsIf you have a short sale, be aware of the timing and (Re-appraisals) If the town asks for it (provide it) believe it or not the townships, city and local ordinances are on your side!!

Other strategies such as sub 2 transactions, installment sale transactions, leases and lease option to buy arrangements can be devised with TIC.Comparing a sandwich lease or master lease, a TIC owner you do not have to worry about the seller selling first before you sell; you can pass title as an owner and executed sales contract through and screw with your tears a partner or you can have a "power to sell"On biggerpockets we have talked about the problems with wholesaling, not being on legal title before we market the property.

However, if you are investing in a less desirable area ensure that you take proper precautions to prevent theft.  

Is this in your opinion not proper advice?

@Max James I actually like properties with mold issues, because they can get you a discount on the price... but I say that with the caveat that I firmly believe in proper mold remediation, and NO shortcuts (such washing things down with bleach, or painting over problems).

It works perfectly in mine...and many others...though.The variables are:  ARV, Cash available, cost of property, cost of rehab, rent, tas/ins, desired cash flow, desired profit, your lenders % of ARV they will refi at, the lender's terms. then, if your market doesn't work for you, you need to find a different market if you what to execute this strategy.

Hire the right attitude...the rest can be taught and/or developed through proper systems.

If you're testing the waters, just buy adequate insurance to protect yourself until you have a proper legal structure.