,  That seems fair as long as I'm a legit buyer.  

*In fact, another future article will be about why I offered more than asking price for one of my investments*Make some legit offers!

If you want to be 100% legit, then form the LLC to operate the rental, but keep it titled in your personal name or have it in an LLC and get a commercial loan product on the buildings (yes this is possible on 1-4 families) If you go that route you will get 20-25 year amortization on a 5-10 year fixed rate with slightly higher interest.

Everything he says and his operation looks legit I just don't know how to get that verified (not knowing him or anyone that can vouch for him). 

If you only have one or two houses in your portfolio and the guy seems legit it may work out fine for you .

walls/windows/appliances. and a contractor stripping wallpaper in a stairway and dining room then texture and painting. replacing a door and know, replacing bathroom vanity mirror, some trash removal(tv)  it's all legit. 

Our friend knows him, so he's legit.

The court will not recognize as legit if that business is unlicensed.

I haven't heard of many people mentioning this site to get leads such as Vacants or Probate leads and was wondering how legit this company was and if you had any luck with their lists?  

You need to get this updated and rented to a legit tenant ASAP and hand this to a property manager that can handle this type of property.