However it could be worth 170k-180 if everything was fixed and I think I could get it going as a functional rental property for the purchase price plus another 20k and some blood sweat and tears and maybe could get it reappraised in a year and do a heloc, but I could end up being 160k in when you factor in lost rent and is 10-20k inequity worth the gamble? 

Besides legalities, is cost and ROI the driving factor in the majority, if not all of your repair and upgrade decisions?

Just make sure to factor in furnishing and great property management company (if not self-managing.

I would not use a 3 month event as a deciding factor, esepcially something that has the appearance of discrimination. 

You have way more than $30k in repairs here when you factor in the Electrical and HVAC.

Since markets are cooling down, you might want to factor that into the ARV. 

@Matthew HorstmyerI think the benefit depends on a few factors, including your zip code.

How long would you all say "on average" I can factor to find a good tenant? 

By then the problem had been solved for weeks It is the SHOCK factor to the offending company which get the movement 

Other annual ROI calculations may include such factors as principal reduction, appreciation, as well as tax savings.