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@Omar PietersA few things here.The 1% rule is thankfully not a rule otherwise most real estate investments in the US and many other parts of the world wouldn't work.

There are rules to follow!

Asking in the correct forum will get a better response.Read the RULES!

Next, I would look into where you can find the 1% rule (aka positive cash flow) and fast appreciation. 

We pulled every trick in the book, and the odor remains.Another issue is that when tenants violate one rule, they tend to violate more.

Weirdly, you may actually be able to get better terms and/or more LTV on the refinance if there is debt on the property as lenders have rules for max cash in hand (max proceeds you get at closing) for cash-out refinances.  

If you have a 20 year timeline, I'd probably recommend B areas closer to the city or in the better school districts in the suburbs for the highest combined ROI over that time period.Right now you can expect to find decently turnkey multis for about $60-$125k/unit usually all at least hitting the 1% rule in that range.

Even on conventional renovation loans, most lenders and borrowers still use Certified 203k Contractors b/c the guidelines/timelines/rules/processes are almost identical. 

Asking in the correct forum will get a better response.Read the RULES!