Reminds me of walking into Algebra class in 8th Grade and the teacher says, "Ok, today we're going to be doing word problems".

Nothing so terrible that its a vacant building, but basically a place where the market has improved over the past 10 years but the landlord is still renting at the same C class neighborhood grade.

It also depends on market, if your grading scale is relative.

I'll send you pm with my contact info if you'd like to brainstorm or discuss the best areas in terms of cost vs returns, rental demand, grade of the area, etc. 

And, how do you "grade" a neighborhood?  

However, with that said assess your workload and see how much time you really have to spend on it while achieving your other collegiate goals for the semester.With that being said, if you think it will be too grueling I am sure there are lots of books, websites, forum posts, investors in your areas, etc. that you can "study" from to gain the knowledge you need without the intensive course that you will be graded on and whatever the cost per credit comes out to be.Again, it's a personal call.

I had a Contractor who started out great proposed a lot of good up grades but started slacking.

Using the a A, B, C and D house grading system what area would be recommended to be looking into for the best return on investment for a buy and hold investor?

You have nice looking properties setting next to less nice, but overall a B grade neighborhood.

This was not builder grade carpet, I had paid for a medium-high grade carpet and pad upgrade.