I’m hanging out in the C, D and F+ area until my passive income surpasses my active before potentially buying B and A properties (I may never buy B and A, at least not as a rental)

Why hang on to things that are 80% of the way there when you could make them brand new and they'd be 100%?

My biggest hang up is that I don't trust the realtor and don't want to work with someone shady.  

I know you should get 1% for every 100K your house is worth but since I have a low rate and dont have to pay any other fees maybe its worth it to hang onto it? 

@Chace Fraser I think you're on the right path, and I feel like the ROI on a pint hanging with like minded individuals is going to prove valuable, so my hunch is that Scott and Mindy would be for it! 

"I'm hanging 38 drywall boards for 10k".

Obviously, if you just hang on until that point you can provide them with a notice in advance that you won't be renewing the lease.

There was food on plates left around the living room, fly strips hanging from the kitchen light, fruit snacks on the carpet, and the toilets/showers looked like they had not been cleaned in 6+ months. 

Id be hanging new kitchen cabinets or installing floors.

Inspection came back and I estimate $15k repairs (which includes $5k for two trees to be removed hanging over the roof, and $5k for a back deck that is wood leading to concrete stairs - terrible construction).