But this comes with pockets of C/D neighborhoods, and higher potential for headaches;  in addition, appreciation in these zips has probably maxed out for a while.

I don't have the 10% for the down but thinking of using a HELOC to get the money and then add it into the calculator.

Class C transitioning to Class B: more renovated homes, higher income tenants and homeowners moving in, nice cafes, shops, restaurants, coffee shops opening up.An extreme example of Class C to B is in San Francisco - when I was a kid, what was not a safe neighborhood and had lower income people, is now in high demand and tech workers making $200,000+ are living there and people walking around at night going to restaurants and shop. 

Then they'll charge an additional $2,400 for filing tax returns. 

In addition to rent, you can setup late fees and other fees to be collected. 

Do they value nicer finishes and design or is that additional cost lost on the typical tenant in that pocket?

Weekends for a lot of people are usually tied up with kids sports, family functions and trips.

Any additional input would be great.

In addition, I would give the tenant information about the local place that handles rental assistance programs.

You would also want to add the LLC entity as an "Additional Insured" party onto the landlord insurance for the property.