IRA Advantage (*I have no affiliation) is based out of Portland and a great resource (website and youtube) on the limitations and mechanics behind using the IRA.

First I consider location, then structure (style of building - this is important in understanding the mechanicals, electrical, plumbing etc. - weird layouts and victorian homes converted into multi family can be a headache to deal with and can substantially increase your cap ex.), then I look at cash flow.

Even if your first deal is fully renovated, you'll have to do some kind of project management i.e. small repairs; painting; replacing hardware, mechanical systems, appliances etc.4.

I know this can be property by property but assuming all major mechanicals are in order and a B-C neighborhood....With interest rates being at the highest levels I can remember, if a property cash flows and brings a single digit CoC return, does that make it a buy? 

The con with older houses is the mechanical systems and energy efficiency.

You need a good handle on the big dollar costs such as electrical mechanical and structural. 

The mechanicals​ and layout were in great condition, it just needed a facelift.

I would also check any contract you've had with your agent to see if there is any language giving them authority to provide direction on your behalf to a contractor.If the contractor truly acted on their own and is still threatening a mechanics lien, I would talk to an attorney. 

I'm mechanically inclined and was looking for a truck in the 3-5k range that is easy to live with and can seat 4 comfortably (for when my parents come).

Also make sue you fully understand the new mechanicals you may need to install and their price tags (sprinklers/Fire monitoring /etc)