We usually redo the concrete walks or steps if they are old, graying and in need of repair.

Additionally, have a clear budget, factoring in potential repair costs, and ensure you understand the rules about earnest money deposits and closing deadlines.LLC for Real Estate Investing: Forming an LLC for rental properties can offer liability protection and may provide tax advantages, though the tax benefits are non-existence for rentals.

I've been an excellent student of calculating repair costs and ARV.

If you have vacancy or in need of a large repair, will you have the cash to also manage that? 

That aside, If it were me I'd get a professional estimate of what repairs would cost, and make the decision to keep or sell based on that. 

The turn will typically cost at least one 1 month rent and then the freshening/repair costs.

Nothing to get crazy about but no need to deal with tenants, property taxes, repairs, vacancies, etc. just sit back and collect.

If we rent to own, they are OK, but we cant refinance because we don't have the deed.Are there any unique scenarios to help us get the property for little money out of pocket, we have the ability to have the deedSign a lease agreement with a purchase option that allows you to buy the property at an agreed price at the end of the lease term, consider establishing a partnership with the seller to jointly invest in property repairs and improvements.

They didn’t completely destroy the house, I did keep most of their security deposit and used it for the repairs, along with some of our own cash.

And you need to keep detailed records of all repairs and improvements.