That being said I'm going to sound like a broken record...there are good and bad parts of the city.

The first floor kitchen and bathroom has been upgraded and I plan to add some fresh paint etc when the current tenants lease expire.

We got the nicer upgrades because it was for us.

If not, I would go ahead and do the upgrades then refinance then. 

Get them from the seller.ARV = Sold Comps in the immediate area, same size property.Taxes = public recordInsurance =  Call an agent and askClosing costs = Call up Title company and askMortgage = calculate out based on DP/Loan/and terms from your lending source(s)Utilities you pay = Seller should provide the last year's bills to youRents = Seller should provide a rent roll showing rents, paid on time or not, vacancies, etc...for at least the last year, and should be for any long term tenantsPM = can provide you with rents in the area, as well as do an inspection of the property to give you recommendations of what needs fixing/upgrading Rehab = Get ACTUAL numbers from a rehabber

It's up to you if you want to continue working with this type of clientele or upgrade (higher the lot rents) and attract a different market of people.

The police told me if they were there with their story about renting it and their belongings were still in the house I'd be stuck evicting them, even though they had broken in through a window in between showings. 

It is so much work to get it up to par, I mean just hiring an electrician to replace that broken outlet cover is going to eat up $180.....If you are my seller: Everything is just normal wear and tear on a property.

I would try and concentrate on maybe a multi family ( does not have to be real big ) that is in an area that gives you good cash flow and has the possibility to appreciate in value, try to get it for as little as you can, then possible do some upgrades to bring up he value.

I see a lot of seniors use what little assets they have to to upgrade or use the money to help family members or payoff debt.