The neighborhood is well kept, clean, family friendly and quiet.

If you have the deep pockets to pay cash, are familiar with the area and the property, and have enough $$$ to make repairs (estimate the worst case scenario), and the property checks off most of the "wants/needs" on your/your parent's list, go ahead and make your best offer.You could also call the listing agent and ask them if the seller has any special requirements that they would really like to see in an offer.  

It is so hard for me to hold back on not replacing something, just so it looks newer or more trendy (for example, swapping light fixtures and door knobs when the ones there might be okay .... or wanting to swap all switches and outlets to Decora when the standard ones already there just need to be cleaned real good). 

This could include marketing costs or maybe even your financial losses due to taking time off work to clean or whatever.

I'd pay the first round of treatments, while informing them (and have in lease) that they will be responsible for future costs of pests as motivation to keep the place clean.

And if you AirBnB it - you have constant turn over and the need to have cleaning services on continuous call.As for the BRRR - know that you have to own the property for 6 months before you can BRRRR with a typical (Fannie Mae) lender.  

Finding new books on the subject that drill down deep has been very difficult, because most of the new books that I have seen are just re-hashing the same books that are out there. 

Our "rehab" consisted of a clean-out and home inspection, after which we listed the property on the local MLS for $119k, though we sold well above asking.

BUT, deep inside I was never fulfilled.

Hi Taylor,Free work in return for lowered rent might not be such a good idea.It would be Smart to go in person and see examples of the person's previous work (of the same kind you want done).I've seen (for example) gypsum board punched holes replaced that were  -->99.999% Invisible<-- and on the other hand, tub work by the same individual that was "childish" at best.I've had other instances of Handymen describing their work in various glowing terms, and according themselves with various (made up) glowing titles (master this, and certain grade experts)--claiming unbelievable past projects--who were no-shows or no-finishers.It's best to understand what the repair needs yourself, such as "Blue Board" or "Purple Board" and sealant XYZ vs just relying on statements such as I have done these for years--yes that may be true, but at what quality (if quality counts to you--it may not).You also may want to spec that you want the area left Broom Clean when the work is done, and make sure to provide a dumpster if there will be large demo taking place.Good Luck!