I would never consider selling either one of these properties unless they are on ARMs. 

Many people will do that and give you a 20 or 30 year ARM with a 3-7 year ballon payment so that you can get the property performing and refinance it. 

Took used AA batteries...out of safety devices. 

It's a whole house rewire including new service drop by the power company - - very expensive - - but mandatory for safety as the cloth insulation has rotted away.Plaster was applied over a lath base and you strip the walls & ceilings down to the studs to replace with today's wallboard.Bet you had no idea of what you've gotten into - - sorry to be the bearer of bad tidings.

I would try to make present it as a safety inspection - checking the smoke alarms, cleaning the fireplace or dryer ducts, etc.

It must be an arm's length transaction.  

Also, their rates have always been ARMS on 5-10 terms with 20-25 year ammortizations.  

Any lenders willing to discuss through PM their perspective on my ability to refinance an existing ARM into a 30yr fixed?

And it's not going to cost you an arm and a leg either.

For your own safety, move.I'm guess you're not paying (when you were paying) enough rent to make it worth his while to do any major fix and maybe he's just waiting for you to move so he can come in and sell it so it can be someone else's problem.