All are in fair to good condition in a C+ area.

Going out to Bethlehem, PA to check a very promising 3BR/1BA single family home in an estate condition which need some rehab.Kitchen and bath need to be completely redone and the rest is mainly cosmetics.Can I assume about 30-40K for such work in Lehigh Valley?

She has offered to view a 3-plex that we liked and send me photos and a video with comments on anything that might be a "red flag", as far as the condition of the property. 

@Wyatt Reed look at the unexpected conditions with the pool.

Decent condition both inside and out, on boiler, no central air, and planning for no property management services. 12-month leases, $29,700 per year (including a garage that is rented out to another entity) subtracted by annual expenses (including taxes, insurance, mortgage @ 4.5%, waste/sewer/water) should amount to around $17,782.

It look like it’s been abandoned for a few years so you can imagine the current condition of the property.

But how you run your numbers and what considerations you make may shift depending on the market conditions.

We were able to get a private loan for the property through family and after MANY awful showings, really heroin den and all, we found a three family in a great area, for the right price, and in great condition.

Assuming that the conditions above are satisfied, wouldn't it be the best option to search for a deal that is as close as possible to the maximum FHA limit, and the one that has 4 units?

If you do keep them, I would also advise taking them to a gun shop to get checked out for safety to ensure they are actually in operable and safe condition for use.