You can go in and secure the property and make any repairs. 

It's enough to cover down payments on two more properties similar to the ones that we have been buying, however we are contemplating paying off one of our duplexes (about a $95k loan) and take a quick break from purchasing to let our finances calm down and deal with a bunch of repairs and other extremely busy life circumstances that we have going on.

 Yes you can use equity in a property for a cash out loan to fix the property or you can get a construction loan on the property based on the after repair value. 

As much as I would love to do the BRRRR tactic, I am not confident in my rehabbing abilities and am just looking to go with either a ready to move in, or one that needs minimal repairs.

I guess we can do a walk through and discuss the price in advance, what are the rules of thumb for figuring out a fair price for repairs, cleaning, maintenance etc. ? 

Who told you the 13k in repairs?

Do you look to make at least $100 dollars a door after all is paid (Mortgage, Taxes, Insurance, Property Management, Repair %, Vacancy %, etc..) ?

The foundation repair was a bit complicated.

He walked into it feeling like the original lease terms were not fair because he was responsible for upkeep and repairs.

Any repairs done by property manager will be compensated at an hourly rate.