There is recessed lighting throughout the unit, I am looking to get about 1,600-1,750 for the unit.

We are able to get great incentives and the ability to own an investment property that take a very light maintenance budget for the first few years is a huge plus.  

What type of lights do you have that are $250 more than usual (was this over the course of a month)... 

Upward Angle with Golden Hour SunWhy it works: Adds drama and makes your property shine.How to nail it: Capture the light hitting your property’s standout features.Example: This listing4.

If your manager is just 'keeping an eye' on things, collecting/reminding on a few rents here and there and some light cleanup while being compensated in free or reduced space rent then classifying them as 1099 subcontractor is great. 

I think it's great as it includes warranty information for appliances, type of hvac filter, light bulbs and general maintenance etc 

The original intention was to do a light cosmetic rehab and rent it out.

For the value add we're going to fix up the roads, add a nice sign and fence, replace mailboxes, add lights and fix some plumbing leaks.

Single family or multifamily, flips or rentals, new developments in light areas or infill lots?

Something light and neutral.