Though fee schedules vary by company, generally speaking, you'll pay more up front for checkbook control and less over time, since the full custodial companies will have transaction fees not to mention the red tape of going through the custodian for all transactions. 

Connect with a quality broker in your area that can shop the various companies for you and find you the best deal without compromising coverage.

If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

Hi Sharad, I would speak with the lender directly to see what your options may be. 

The current lease speaks to the fact that the house has oil heat and it's the tenant's responsibility to pay for it via a contract with our chosen provider.

(Ask me how I know this.)You'll be priced out of virtually any quality market as you'll need to put anywhere from 25-40% down if you'd like to cash flow in a deal you don't have to significantly rehab (or found off-market) with interest rates where they're at (and don't expect them to go down to 4% anytime this decade either--a 3-4% interest rate is historically low and investors in the 2010s were lucky and spoiled). 

Yes, you will likely pay close to or at retail value if you are buying a quality property that has been properly renovated. 

All said, drop the rate to market or slightly below (if you're in a tougher market) to attract a quality tenant, then pursue the refinance or sale as some have suggested already.

We value quality time with our family, are eager to explore the world through travel, and aspire to build a successful life and business together.

Yes, none of those things are "natural" so to speak but it is the least of all evils.