I tell you which horses to go bet on, and if you win, we split the profits.

I've spent tens of thousands of dollars in coaching and it is definitely scary, but taking that leap of faith is a bet on yourself. 

Which is more likely: a thief who waits until tenants are moving out and steals only the A/C or a tenant that steals your A/C on the way out the door thinking you'll never go after them?

Expect things to wear out fast and need replacement.I also wouldn't bet on much appreciation in a KB neighborhood either.

If I was going to bet and didn't mind losing money, I would bet on fights or Texas Hold'em or something along those lines. 

And while yes it is a risk, I'd much rather bet on myself to find a great deal/buy that will pay off than put money into a stock market where no one has a clue what will happen. 

I’m trying to determine if this is C or D.

You can find multifamily properties in C or better areas but I recommend bringing $130,000+

I own several guns and never carry a gun in the C or lower class areas my family and I own properties in.

For less than $100 you can transform a kitchen.Your property may be in a C or D neighborhood and it might not have all the modern ammenities but if it is clean and well cared for it shows!