Wee let 'peeing dogs lie'.We had a similar tenant C-class SFR & we had to literally remove the old oak hardwood flooring.

I decided to take the classes to get my license to be able to sell future properties on my own and to get the education.

Out of 9 rentals, I’ve got a couple of houses where tenants are clearly taking advantage of the current moratorium. They have decided to pay less than the amount owed even though there is no reason for them to do so, ...

Hey John,  actually i made several transactions in Detroit under 80K before ARV, cuz of it i thought it possible.i checked a liitle and the south side not what im looking for (high crime rate and under the working class)however, with budget until 120K-150K before ARV, more or less, what areas of working class by north side do you recommend from your experience?

Pick a solid B-Class suburban area.

This would include higher cap rate or class C properties/neighborhoods that are not on your radar.

Even with the rise of A class rentals all throughout the water front areas there are still plenty of SF and MF that are returning good cash flows and also appreciating if bought right.Scott is in the lead as I type!

Selecting a geographical area you think is promising is one part of the equation, the class of investments is another part, and arguably the most important is people.

A price of this amount would be in a  class D.  

Pick a solid B-Class suburban area.