.- A young gun willing to work his *** off to earn your permanent life-long loyalty.

He actually said this house was split into two units...a two bedroom and a one bedroom...then I can look up taxes...my biggest concern was rehabbing.

Also, for small investors with limited capital you should be vary concerned with taking on too much debt as you can drown in it.  

The contract he wants me to sign describes the second house as an assessory dwelling unit and I am concerned that I won't be able to sell one of the houses when he is done.

You claim to be a real estate professional in your title and you can't understand the value you bring... that's concerning.

My main concern is that there are too many unknown variables for someone like me with very limited experience.  

The only thing I'm concerned with is that the property may not be worth 82k if you weren't looking at numbers - probably more around 65 - 76k (I'm still learning the market and RE in general, this is my first deal, so, it's hard to tell).The property sold for ~115k during the 2006 high, and ~56k around '10.

During which time you can hopefully find a more permanent financing.

If you are concerned about your landscaping you need to hire a lawn service and build that into the rent when it is leased.   

As far as a market is concerned, the more boring the better.