Since repairs are essential, doing the HVAC and roof as cost-effectively as possible will boost rental value and make refinancing smoother.

I've also been focused mainly on Pgh because I have family there who are contractors and can to do any repairs/refurbishments.  

Property management has been aware of the situation but can only do so much even with constantly redoing what is being removed and repaired.

To share some numbers- I bought one in 2022 for $230k (I went over asking and that was a mistake), but got 28k in repairs paid for by the seller and then I put another $42k into it for upgrades.

The buyers need (not request) a full 5%-6% seller assist and become complete menaces and eat into your margins with lengthy repair addendums following inspections. 

Like most states, Georgia gives you the legal right to enter for inspections, repairs, or showings.

., repairs, maintenance, insurance) associated with a rental property.

Being more handy around a property to do some of the minor repairs yourself3.

You are paying the tenants about $5K a year to live there (plus repairs). 

Then it will go to tax sale and typically back to the county.The mortgage company could try and repair the property to protect their asset but it depends.