Do I make it flashy or simple.

Well, yeah, that's not as simple as I had hoped.In general, should I be doing anything else to take advantage of its CM2 zoning? 

My wife's family lives there so after we move out and starting renting the house her father would be and excellent hand in helping with the property.

D class neiborhood is very hands full management, and your PM doesn't risk if you have to evict the tenant: you pay lawyers, movers and whatever else it might be to get rid of such Tenant.

(Yes, I know how to vet PMs.)Lots of CapEx in the past two years, mostly updated units.New roofs / new plumbing in most / new HVAC / etc.)Block bombproof constructionProperty has been cranking out greatly increased cash flow each year.2016 - the true net after ALL expenses, management, and repairswas about $800/month2017 - the true net after ALL expenses, management, and repairswas about $1,200/month2018 - so far this year, the true net after ALL expenses, management, and repairs is about $1,600/monthI have actual bank statements / tax returns / P&Ls to verify all of thisMany tenants have been there for 5+ yearsVery low vacancy rateAll tenants current on rentThe negatives:Neighborhood is terrible.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Is it as simple as finding a property that is listed for a price that is cheaper than what it’s actually worth?

It may be hard to penalize him now, but do whatever your contract allows to force his hand on these milestones.

You might consider engaging an attorney to draft a "Mutual Agreement to Terminate Lease" or something to that effect that is valid in your state.A simple 1-2 page agreement outlining that 1) she has surrendered or abandoned the premises, 2) you have her permission to dispose of her personal property, 3) and you have her permission to liquidate her deposit for past due rent, can save you tons of potential legal headaches down the road, and would likely be far less expensive and time consuming than an eviction.Forget trying to collect on the remaining months of the existing lease.

Something short and simple. 3 bedroom, 2 bath duplex for rent in great school district!