I recently was made aware that the tenant is going through a messy divorce and custody battle and the tenant has not lived in the property for half a year while his wife remained and paid the rent this whole time.

West Philly (particularly in cobbs and cedar) has been my go to for rentals but as I look into Cap Rates around Olney (at least properties not too far away from La Salle's campus) I have seen some well maintained properties that are laminate, carpet, and some window AC units away from pulling in 900-1000.

My tenant just moved out and there is two softball sized stains on the carpet, looks like watercolor so it blends in fairly well but is visible. 

If you buy it at $200k and do "minimal work" like carpet and paint, it's still probably going to appraise around $200k, which is the price it changed hands at (at least for the first year or so)

We have had to clean a few markings in the carpet in the bedrooms. 

This isn't going to be just a paint/carpet/new light fixtures type of renovation.

Appliances are clean and work, carpets are clean, etc. 

Stay away from carpet. 

Cleaned up the unit, replaced the 1960's era freestanding heater with electric baseboard heat, painted and new carpet.

The only capital expenses or repairs in the next few years are the two electric hot water heaters (13yrs old) and carpets and maybe some interior paint.