Rats and other pests are attracted by pet feces and food.

How can we structure a deal for an attractive return?

You are at least old enough to legally enter into contracts, so I would suggest working to accumulate money, building your networks to attract investment money, and learning the business.  

I have been a landlord for 13 years and I have always had the rule "I will only rent to people that I like and I will only manage units with people that I like" if a unit attracts people that I do not like I either sell the building or put it under property management and if I decide I do not like a tenant they are either evicted or they go to a property management company.This strategy has worked well for me...  1st I love what I do!  

The cash advances typically carry a large fee and they won’t let you disburse 100% of the balance.I recommend using cards that have attractive balance transfer offers (I.e. the 2% or 3% of balance to transfer) and then 12-18 months of 0%.

I was already certain that the bottom line wasn't enough to attract a rehabber and obviously I need to do even more homework before I post anything up for sale so I won't use up bandwidth addressing each point you brought up. 

Put an attractive top coat of paint of the walls and ceiling.

I'd use 10% in your numbers and then see what it actually is. 4 bedrooms gets you into either renting to families or groups of 20-somethings, where 2 and 3 bedrooms you can attract young professionals.

What I found is that these types of properties attract a lot of crime, have a lot of deferred maintenance issues and are generally all around unpleasant.  

Don't do any extra work or cost to get it become like Augusta.Mow it every 2 weeks.You'll attract better tenants.