It was just a shell and needed everything- new electrical, some interior plumbing, fixtures, etc. he did these things "off the record" but with licensed contractors that were his buddies...And this is where things start to go sideways...In June he got a Stop work order from the city.

Do you want to put in an electric gate system (this can be expensive)You could put in cameras, but they really don't necessarily deter crime, they only provide evidence to help catch the criminal.

I've done extensive research and I'm finding recently rehabbed homes (roof, HVAC, plumbing, electrical all new) in B neighborhoods in these cash flow markets where highly-rated property managers exist (so I wont need to fly anywhere).  

If you lose electric you lose well, that is a big issue. 

You can prune the tree with a 2-in-1 convertible electric chainsaw ($64.99 @ Walmart) in under 30 min.

Concentrate on the big ticket items using a contractor such as replacing roof, plumbing, electrical meter and breaker boxes.

Our local utility requires utilities to be in our name, so we include electric in the rent.

I’m down to the studs and have to tell the plumber by tomorrow if I’m going with gas or electric stoves.

It would not have been possible if only one of us was willing to put up with the disruption, removal of bathtubs, sinks, electric upgrade and on and on (not all at once of course).

From there you can either install an acrylic surround as some have suggested (less expensive, but cheaper looking), or you can install new backerboard/waterproofing/tile.You might have mechanical, plumbing, and/or electrical running above that drop ceiling.