You are looking at a minimum of $250k for a Class A property in Tarrant or Dallas county. 

The units needed  quite a bit of work, class C- or some might say D.  

In my market, that is generally the "middle-class" income or blue collar and lower white color neighborhoods, etc. 

My wife and I purchased our first property (a C-class fourplex) in 2017 which we house-hacked for three and a half years. 

Is it in a D-class neighborhood?

From a practical perspective doing the walkthrough in 2 weeks is unlikely to cause too much of an issue depending on the tenant class etc. 

Price 450,000Cap rate on listing is 13.35%Taxes 15,700Annual Gross rent 81,9008 unit property        4 commercial units (2 restaurants, 1 liquor store, 1 mechanic which uses the garage)        4 residential units (2 units are 1bed/1 bath, other 2 units are 3bed/1bath)The property is right off a main road with the train tracks to the side of it C class neighborhood The property will need renovations, roof was done this yearAll units are rented and have been long time tenants This would have to be a cash deal and was thinking about getting a hard money loan to secure the property and refinance out of it. 

Hi David,If it were mine, I'd call a local Sherwin-Williams store (as close to the beach as possible) and ask them what they think.Ask them if different brands of their paint perform differently in your environment/climate.Then ask them if that's just a guess or if they have a lot of customers in the time range.Keep in mind this will be for decent paint, not cheapy off brand stuff.Also, being a little more specific with the store people might help, because in some beach neighborhoods it's acceptable to let the homes go to very chalky and even peeling before painting, and in some they need to look new all the time or you will be odd man out with the dumpy house.If you are in a some sort of "Community" with a board, or rules, they might dictate how often you must repaint.Good Luck!

I went to UM for law school, so a little familiar :) I still do FL RE work too.I like anything working class, so you can look inland or Doral or Hialeah? 

Any problem you have with Departments like Code Enforcement and Plans and Inspection and Environment and Historic is going to cost you time and money and patience.