They have relationships with lenders who think outside the box and can offer more flexible underwriting criteria.I know it's frustrating, but there are definately options out there.

From my assessment and experience, B-class locations will have negative cash flow (not break even), depending on how you define them. 

Assets identified in this study include:Permanent Fixtures: windows, doors, bathroom fixturesStructural Components: Roof construction, drywall, wood framingBuilding systems: water heater, electrical distribution, HVAC, plumbingInterior Construction: Wood flooring, stairs, ceramic tileThis engineering-based cost segregation study included the following methodology:Physical Inspection through a site visitDocumentation review including architectural plans, accounting records and construction documentsA cost analysis which utilizes engineering principles in order to allocate costs to their applicable asset classificationsCalculation of the depreciation schedule using MACRSAs a reminder, bonus depreciation started to phase out in 2023.

ROI can be seen a few ways, and you need to define that. 

The Other Costs are defined right on the webpage:This raises the “Other Costs” in that year to show the client how much they would be paying to sell (selling costs, pay back depreciation, capital gains, etc.).

Everyone has provided great insight so far, but ultimately your obligations as the landlord and the tenant's obligations are defined in the lease. 

Define and Standardize Core Business ProcessesA scalable business requires well-documented and repeatable processes to ensure consistency, quality, and efficiency as you grow.

If any portion of the building or structure is occupied by the taxpayer, the gross rental income from the property must includes the fair rental value of the unit occupied by the taxpayer.IRC 168(e) defines a dwelling unit as “a house or apartment used to provide living accommodations.

Think about what  you need personally the most to be successful and compare it to the components of each offering. 

@Devan Dorzokit's hard to say exactly what defines a 'major' rehab but 60K certainly seems major