Modern) and basic builder grade (i.e. shaker siding).

10 - What grade of finish will you put in for the electrical fixtures/outlets/switches and covers?

The people with problems go too low grade. 

Find a mid grade.  

I also know thd number 1 ranking school is Jefferson City schools, at all grade levels.

These are major things like (all estimated include labor + materials):1. roof with heavy granular loss and near end of live (needs replacement) - estimated $9K2. foundation grading needs - estimated $1k3. new HVAC needed - estimated $12k4. wood rot on housing in numerous places + wood trim repair/replacement - estimated $2k5. new water heater needed on 1 side - estimated $3k6. rotted facia and soffet - estimated $3k7. soil grading - estimated $1k8. bad electrical wiring that must be rectified by electrical - estimated $1k9. exterior vent repair - $50010. broken window repairs - $50011. exterior paint - $3kone entire side is not renovated (which is fine - but still alone needs it's only 10-20K worth of work to make marketable like the other side - flooring, paint, appliances, and cabinets)estimated total without renovated duplex side: $36-40Kestimated total WITH renovated duplex side: $56-80Kwhat's making me think twice:lender and agent are close (not unusual)things that the appraiser DID NOT find compared to the home inspector made it a perfect pass for FHA loan.

Cost 115K (2 family) 3 bedrooms / 3 bathRent per unit $960 - $1100 a month  Give The Ultimate Guide to Grading Cleveland Neighborhoods a read.

Your issue is grading and drainage as others have said.

I just refinanced again and got another $50k and it still cash flows $1800/month.Second BRRRRR cost $160k, put $55k into it, refinanced, and got me just under $200k back and cash flows $2000/month.Now Ive built a portfolio of properties, all while I started with just $500 to my name.Id recommend looking at the ratings on ohiorem.com/neighborhood-articles/ and it goes through different Dayton neighborhoods by grade. 

Everything works great, we just want to upgrade above builder grade.