I recommend going after their license and right to pull permits, their recommendation standing (bad reviews are killers) - and save the lawsuit only as a last resort.Hard won lessons are still gold...be sure to really learn from this pain so you never experience it again. 

Yellowish = replace- Bathroom tub caulk - Bathroom tub Glazing or maybe just cleaning- Bathroom Shower head/handles (modern, just not gross)- Bathroom vanity replace/paint - Bathroom Vanity Mirror (modern) - Bathroom Faucet (modern) - Bathroom Vanity Light (modern)- Flooring/Carpet = nice/clean- Lighting should be somewhat updated: polished metal, not gold/bronze- Paint gray/white trim still works, IF paint is in poor condition

You may end up with a gold mine of fix and flips.5) Look at trends 15 minute neighborhood/city planning by large metros and strategically place your investments closer to these areas.

Gold...

Good tenants are gold. 

The midwest seems to be a gold mine at the moment .

They will need to move down the food chain so either way it's a no go.

If capital is available and an investors income is higher to invest with they tend to choose nicer areas more balanced with cash flow versus appreciation.It takes a special person to thrive and manage the low income tenants and get them to pay on time and not damage your property.I see a lot of investors get the life sucked out of them with constant worry and stress dealing with these types of properties.It never will be my thing but if others like it then it has to be gold to someone.

I think that the right agent is worth their weight in gold.

Try to go to local lenders as opposed to national chains, from my experience local lenders are more willing to come up with other financing measures rather than 30 year fixed rated standard loans.