Sometimes there are just "bad dates", doesn't mean they are "bad people" just not the kind you want to be married to.

The adjuster said it was borderline and the offer they gave me put me in a situation where I had to choose the better of two bad options. 

Never a bad idea to define roles /responsibility but word of caution don't go overboard.

We have been going all in on our remodels because the apartments are in such bad shape.

When that happens to me, I feel like I dodged a bullet--better a vacant unit than a unit with a bad tenant in it. 

Keep in mind that a bad GC can cause you all kinds of headaches from disappearing materials to subs putting liens on your property from not being paid/being underpaid.

(is past due rent/court ordered judgment treated the same as credit debt?) 

Just as an example, 4% is actually an excellent return if you are allocating it to some kind of savings vehicle.Banks treat you differently with better debt ratios.

I know mortgage forgiveness would be bad for this.

Happy to help you further analyze the deal but a couple of questions I saw: - Analyzing 1-4 units are similar, so treat it like a SFR. - discount or ignore the “could earn more” statement by the realtor.