I am am trying to get out of my W2 job and live on passive income from my rentals.  

The ones that get referrals are the ones that have a niche and own that niche... they get referrals because they are THE PERSON, THE EXPERT, THE SPECIALIST that handles this and does an amazing job at it.

Does anybody in the community immediately see anything I should look out for that might be unusual about this job?

I don’t know what condition the rental will be once I get keys and I can’t just be in a rush to fix things just in case that minor fix turns into a bigger problem or my rush job turns into a slop. 

On a job of this size half is probably fine.

A 203k is what I used on our personal home and let me tell you, it was a MISERABLE experience, but at the time, it was our only option as I had just started a new job and had to do a 90-day "trial" as a contractor.

We're not that big yet and we manage about 40 - 50 units and we've done around 12 contracting jobs this year.  

At 50-90k that sounds like a total gut job

My bad experience could be because of the market I was in, the timing, and maybe 1000 names was not enough to gauge it's effectiveness.The thing that really alarmed me however, was how outdated the list they had in their database. 

He moved in, and then lost his job.