A freeloader would make me work way too hard on paperwork and legal crap.

I agree that US News is full of crap.

I know this patch job looks like crap, and we seriously regret doing this project in the first place.But moving forward, we went to hang a 4lb fixture today, but discovered there's no stud or support under where they patched it and where they pulled the wires through.

Please keep in mind that "D" areas normally:  will take more repair expense; more hands-on management; will have vacancies/no-pays more often; tenants that will let their pitbull tear up the house and crap up the yard. 

Price out not a "mitigation" but a completely eradication by professionals. 

Start with some local companies that other investors in your area recommend, including one big but expensive do-it-all company that you can call in an "oh crap, I don't care how much it costs it needs done right now" situation. 

Odds are good she was just slow at moving her crap out.

You're looking for someone 50 - 60 yrs old who isn't full of crap....

Ask yourself, what is the likelihood that this 80 year foundation is going to crap out on me in the next 10 years based on the condition it is in NOW!  

I don't sweat crapped out or missing towels, broken glasses and the like.