I thought I'd narrowed it down to 2 possibles, but now I'm in full analysis paralysis...I've eliminated Equity Trust Company based on lots of negative feedback on BP and on my own personal observation of their unresponsiveness when I was buying a property owned within one of their SD IRAs.

I don't go that far east personally, all my business as a realtor & investor is from Navarre to Perdido Key/ State Line but I do know some folks in the market in PC/B and I really like that area.  

They only have to care about one of the other.If you have some more information we might be able to help you narrow it down, but until we know about your personal living situation requirements we can't be of much help really.

Are you just fixing deferred maintenance and trying to narrow the $100/m market gap or have you looked at upgrading the interiors to be a B+ finishes and pushing rents a little more for a heavier value add play?

Yes, there are podcasts that mention avoiding high crime areas, but there are also podcasts where people specifically work in areas that most people avoid... primarily for the reason that most people avoid it, and they have no issue with it.If you are planning on managing the property yourself, then you need to know the kind of tenants you want to have, and that will help you narrow down which kind of neighborhoods you want to concentrate on.

is there a way to narrow down marketplace list when using smartphone.

Thank you @Daria B. and @Eric Adobo , I think I will talk to legal to see what it takes.

Maybe I could narrow it down and say how much do you pay for bookkeeping services if you flip about 40 properties a year or less, have less than 10 rentals in their portfolio

Would a remodel be the difference between a B and a C tenant?

I requested that repairs be made before closing that would be a long term fix to the foundation issues.At first, the seller tried to pull a fast one on me and push through minor "band-aid" level repairs instead of legitimate long term fixes while feigning ignorance.