You'll have a very tough time buying one with an FHA loan since FHA has strict requirements (no peeling paint, handrails, etc for other safety items.)

Out of concern for their safety (and admittedly not knowing if I was legally obligated) I did agree to be there for the install. 

Hardship, safety deficiency, mold concern, maintenance can get delayed.

Just be patient. 6 months is not to long.

Who knows, they'll probably get someone to pick the up for 150k+ but I'll be standing by if the market bottoms with a 70% offer now that I know what the math says.On to being patient for an actual deal.

I'm sure you've noticed that Tenants often feel like when things get rough for them, the "rich" land lord should be willing to wait/be patient. 

I’ve also managed properties in C class areas I feared for my physical safety and that’s just not worth your time.

Or should I just be patient and keep working on the house I have so that in Oct. 2020 my house will appraise well for the refi with cash out?

It looks like you are opening an opportunity for a lawsuit with no front safety rails.

Its definitely a great place to be buying right now, but as that has become more and more accepted knowledge it has become tougher to find deals so just be prepared to be patient.