Turnkey might be a good starting point since it requires less hands-on work, though you'll typically pay market prices.

Im an investor and agent in Phoenix who's helped a handful of folks with 1031 transactions.

Are you trying to hand your “friend” a 50% taxable gain that you’re going to keep?

While on one hand I am happy to get it done quickly, I’m not happy that my request to raise the rent to the correct amount goes unheeded.  

When I receive inbox messages and the sender can't even keep their name consistent between signature and account name, you know its getting out of hand.

Compliance items such as adding smoke detectors, hand rails, fire resistant garage entry-door and new stairs outside.

I suspect that DSCR lenders are more likely to exercise the DOS option when transferred.

So, if you can come up with a profitable investment there, you might have a winner in your hands for anybody looking for an investment there but you have the control issue.Even then though, as a potential investor, I'd have a big problem here.

If can't transfer the rental into LLC and there are compliance costs associated with maintaining it you might consider shutting it down.

Talk to other clients, go look at his current job site and see how clean it is, the quality of work, if the order of operations is making sense so far, etc.PS I'm a GC in the Nashville area and can take on a handful of clients in 2025 if you need me.