I would make sure they are both up-to-date on repairs and mechanicals before investing in a third asset that could have repairs come due all at the same time as your others.

Think about how you can make these properties better for the next person to live in, whether through repairs, renovations, or improving the management.

Since repairs are essential, doing the HVAC and roof as cost-effectively as possible will boost rental value and make refinancing smoother.

Property management has been aware of the situation but can only do so much even with constantly redoing what is being removed and repaired.

Like most states, Georgia gives you the legal right to enter for inspections, repairs, or showings.

To share some numbers- I bought one in 2022 for $230k (I went over asking and that was a mistake), but got 28k in repairs paid for by the seller and then I put another $42k into it for upgrades.

The buyers need (not request) a full 5%-6% seller assist and become complete menaces and eat into your margins with lengthy repair addendums following inspections. 

Being more handy around a property to do some of the minor repairs yourself3.

I've also been focused mainly on Pgh because I have family there who are contractors and can to do any repairs/refurbishments.  

You are paying the tenants about $5K a year to live there (plus repairs).