I highly recommend you paint the doors and trim.

No hard surface roads or sewer water. 5.  

Defining the class of the neighborhoods is the tough one to start that grade C out for...I have some clients unused to the mid-west who are used to high-end suburbs who consider our better areas a B- area.Personally, I classify the C- anything I verify I have easy access to my spare magazine before I enter a vacant property.

The structure and roof is good with some issues I want fixed:-covert fuse box to 200amp cb panel-storage shed/garage water damageI’m seeking advice on how to make an offer with either the seller repairing these items (another investor I’m not sure I trust to do it properly) or asking for funds at closing (escrow). 

I would just communicate that you strive to maintain a high quality property and charge under market prices.

I am not against debt, just high debt to value ratios.

The issue with high interest rates is they are even higher for foreign investors.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

I would never trade highly destructive tenants for cash flow. 

Probably won't be any amazing deals, since he's not under pressure to sell, but might be worth a look if you exhaust what you can find yourself.