How old and state of repair on heating, cooling, appliances, utilities, and the roof.

Be sure to look at your heating system If it is electrical its not as efficient, but if its central boiler you have to pay all the gas costs.

.$10K for rebuild sounds low to me given HW heaters ($600) AC ($2400) Heating ($1000 Cheap baseboard electric), Drywall ($500-1000 depends on interior) Plumbing and electrical will depend somewhat on interior walls etc.But the above are basically for material, now add on labor, permits etc.

I spray for weeds in the driveway, sidewalk and around the house perimeter (especially heat pump area) when we inspect properties, as I've found the tenants usually mow the lawn but don't edge or keep weeds out of those places.

What documents should be in place and what elements should be in place to protect me and provide proper incentive model for the managing member?

When you begin moving heating equipment and have improper draft to begin with, natural draft will not work.If the house has a combined water heater/boiler, look for a high efficiency replacement.

The Atlanta market is really heating up getting harder and harder to get deals.

Don't worry about "momentum" as a necessary element; that's just something you have made up in your head.

We are seeing more activity on the shoulder seasons when people...baby boomers...will rent and that is extending the season a bit and starting it earlier if you have heat.

I have 2 steam boilers (insulated in asbestos aka pancake boilers) that are original with the house (1928) 1 still currently heating 1 of the 3 floors I rent out.