We have submitted fair offers considering the condition of the property (sellers don't keep up with the maintenace and repair as they should, for a property that they are going to lose and get no money only some debt relief.) 

Even if your units are in great condition, most residents won't be able to afford a $200/mo increase in rent. 

We use these factors in this order of importance (feel free to create your own):1) Tenant pool credit score2) Location => Neighborhood3) Property condition & amenitiesClasses are not defined for the SFR industry and are relative to the area.

If used tired are in good condition maybe they are worth $1200 retail otherwise if for example the guy gather's a semi truck load they might be worth $50 as a recyclable. 

After a lengthy and extensive renovation, the property is in near stellar condition.

Is air conditioning required?

Tenants agree to return the appliances in the condition supplied less any normal and reasonableThe tenant emailed me about two days after moving in and said the refrigerator was not supplied in complete working condition and is demanding I replace it ASAP.

If you really want her out, I'd tell her if she leave before the end of this month and the place is in good condition, that you will return her deposit AFTER she is out, given you the keys and you've inspected the place...and as Colleen says, be there with a locksmith or new set of locks to change the locks.Then once she's out, you can try going after her in small claims court for the unpaid rent.

He was purchasing the property in turn key condition, for $190k.

When my air conditioning breaks at primary residence I do not pay someone to call someone for me.