It's not terrible, but certainly not a home run.

I'm currently communicating with a local large bank, hoping to get a loan to payoff a current terrible mortgage on my house, rehab, and probably flip. 

Add an appraisal contingency to protect yourself in case your terribly wrong about the value (very likely from the sound of all the numbers being thrown).

In Ohio you do not need to be licensed to do home inspections so you should use one recommended by your manager because some of them are terrible.

I'm leaning towards class C but I was curious about what kind of tenants I would be dealing with and how difficult it is to find tenants in areas that are a bit higher in crime but not completely terrible.

I've done a number of owner finance deals as a buyer, and an attorney is not terribly expensive, typically about $1k per property including the note and title search. 

It's a remote location, 1/2 hour from 'downtown', with terrible internet and cell service.But, it's got waterfall views and an acre of forest, so it's a great vacation rental. 

Bob gets excited & begins planning for the future. 2 weeks later person A finds out they have terrible credit & the bank won’t loan him enough money to buy Bob’s house.

Doesn’t look like a terrible deal .

I know personally people tried the fast way to be rich and the outcome were terrible unfortunately.