They had bee painted a few times, and were an off or aged white. 

Sanding eves, Caulking, painting the exterior, replacing hardware throughout the house, some yard improvements etc.

If the place doesn't seem like it needs any real repairs (besides cleaning, paint, and maybe fixing a cabinet) does that change how you would approach the situation?

something out of the 80s that's got good bones with more modern construction materials that you can replace flooring, paint, trim, windows, etc and do it as you have time for.If you answered "yes" or "potentially, yes" to #1, I suggest networking with other investors and learning what landlord life is like and if it makes sense for you in the short-term with the eventual goal of hiring property management later on. 

Hopefully there is someone out there you can recommend who is knowledgeable and experienced but still has the time to work with a newbie like myself.This duplex seems to need a new kitchen, paint, and maybe some new flooring, but who knows what the inspection will turn up.

Renovated the kitchen, dining room, recessed lights, paint.

I put all new flooring in the upper level of their unit, its a bi-level duplex, and the bedrooms are in the basement, which has carpeting, as did my side, but I tore my carpet out due to years of dog urine never cleaned out of it, which soaked into the cement and even after enzyme cleaning and layers of scent sealing paint and then vinyl plank flooring, I can still smell it in the damp weather.

I'm waiting on photos of the inside which will probably make or break this deal but he claims it just needs some paint and clean up after his tenants moved out (he is planning on doing that this week).  

not many 4bd , 3ba homes for $325k range.house appraised for $315,000after some paint and minor fixes will list for $325,000 balance on loan is $126,000 @ 3.375% interestsell for $325k,  pay $16k in commission left with $309kpay off mortgage $126k and equity loan off $66k and have $117k left to invest. 

If they can't break down the costs of the updates, repairs, and painting, then they are taking you for a ride.