The best idea would be to clean and re-point the bricks (if needed). 

Finding properties on good streets in areas close to restaurants, retail and shopping, where you'll attract quality tenants is key.

Tenant is incentivized to keep the apartment clean, ready to show, grant access, etc.

They are much more strict on the quality of the home.

He wants to buy the property himself but he says needs about 1 year to clean his credit record to get a loan.

In the situation you're describing it take me 4 days for a 2 bedroom 1.5 bathroom unit unless I'm replacing floor covering in which case it's usually a full week and maybe almost 2 weeks.In 4 days, worst case 5 days, I can get a thorough cleaning and painting, inside and out, even removing doors from hinges if needed.In that time window I can also have a plumber replace a faucet or an electrician replace a bathroom vent fan, minor stuff, if needed.

There were a small amount of negotiations around securing tenants in the downstairs apartment at the price they identified and cleaning up some odds and ends (asbestos abatement, fire safety items, etc.)

It's not in a bad spot... close to a grocery store in the back of a suburb a little ways away from a clean river, fairly scenic area. 

It all depends on location and quality of the golf course.One of the great aspects of a golf course in terms of depreciation, is that a very large portion (sometimes up to 60-80%) is actually land improvements, which depreciate over 15 years as opposed to 39 years.

I know this does not always equate to quality, but I'm wondering why properties are so cheap in the area?