I'll keep you updated. 

Since the beginning, there was not any conversation or update initiated by the PM and I always had to track him down after I noticed an issue.

Im thinking of the changes required to update clauses where the PM is specifically noted in the lease, change of payment info and a few other clauses to clarify.I don't have their application or credit reports, will a PM usually hand these over?

Could anyone give some updated reviews on houseflippingspreadsheet.com?

From that point on that has been my quick and dirty way of evaluating.As an example, last Oct I purchased 2 4plexes that generated 5k a month in rent and purchased for $290k and put about $10k in updates into it. 

There was 2004 remodel that updated mechanical, electrical and sprinkler systems.

@Jacob Sampson it's 180 days for the entire exchange period.If you want to continue investing the tax deferral of a 1031 is a powerful tool.I appreciate you updating my knowledge.  

I find a property and give lender a list of the repairs/updates and he gives it to appraiser. 

Please keep us updated on the next Realtor meltdown.

2) If a property needs to be updated (ex: new floor, paint, fence), how should I go about incorporating language into a deal that allows me to make the updates I need while providing me with the proper protection financially and operationally?