For now, that is good enough for me.  

From the figures you've supplied its not a flip, but it could be a buy and hold if the rent in the area is good enough to cover expenses and have some positive cashflow(which may be verrry little).

If I can get a property that has good enough cash flow but appreciates in 5 years enough to exit, then that would be a great deal.

This will probably be good enough to get an account.

Should I just pony up the extra money and get this all removed and painted or do you think it looks good enough to leave some up?

It is not a easy method but if you can find a good enough deal and you have a good buyers list, obtain funds should not be a problem.

Let's be honest with each other,  If tenants had a good enough credit score 600 plus they could purchase their own home, why would they rent.  

Here’s always been my problem, though: Once I get calls, I never seem to know what to do with them—the right questions to ask, how to structure the deals, etc.I feel like there’s so much more I can be doing with leads but once I get them I’m not sure exactly what.What is your “formula” for asking the right questions, sussing out their situation, determining if they’re motivated & if it’s a good enough deal to actually visit, the right solution, etc?

If you find the right lender and the deal is good enough to them then you should be able to get a 100% HML. 

If you pick 12%, 9% is not good enough, nor is 11.7%.