However, I understand the preference for being in Lexington itself, as it remains the safest bet.

Tenant is giving me the run around and will end up staying until the last day if I had to bet and sheriff will have to come to I did this eviction myself and screwed up by not properly serving tenant summons.

I'd reccomend you start with a more turnkey or light value add deal until you find a trustworthy contractor.

How are y'all going about finding trustworthy, like-minded partners in the LV? 

Cheapest paid pln would be $120 + Tax.SRFax ($36 a year) or MetroFax ($80)are better bet as you would be able to retain your fax number.

Don't bet it all on your first deal. 

It sounds like buying a 2, 3 or 4 unit building to house hack is going to be your best bet (or SFH with an ADU).

So I don't know what you alternatively expect them to do, I assure every shareholder expects and demands this of them and if you were a shareholder I bet you would to. 

If you don't have any trustworthy boots on the ground and you're an out of state investor you can easily get taken advantage of by contractors, real estate agents, wholesellers, etc.I would be happy to assist and connect you with our brokerage if you're interested.

. $200/mo is a safe bet for a SF of this size for cap-ex, and your repair estimate looks ok.