I have not visited the property and I assigned class C to it based on well to be honest with myself guessing based on the area and looks. 

Yes I am actually seeing properties and putting offers, however , have found it extremely rare to come across with a 10% ROI in my calculations .

While this might work out for you, I would consider it the more extreme and risky approach. 

Quick one - Under contract on the first out of state rental (SFH - 3/1) - inspection early next week, having a friend go to it (he is a handyman) to walk with the inspector to give me honest feedback otherwise im flying up for it.Using second home mortgage for it with 20% down - Plan is to keep in my name and just get a big umbrella policyAnything else anyone suggests to make this go smoothlyProperty management company in placeThanks in advance

To be honest I wasn't 100% certain.

The exception to this are stoves/ovens that can extremely greasy and dirty if not taken care of, which will cause problems with igniters, and gas valves.

I'm extremely excited to learn as much as possible from the community and I just wanted formally introduce myself. 

If it really weighs on you so much and you want to police the activities of your tenants, just honestly tell him that you're not comfortable and demand an explanation.

In short, you’ll always be a winner in any real estate transaction if you are honest and treat people fairly.

I think at the point in which you allowed them to work after all the excuses of not showing up, you had signed off on the fact that it was OK to not make the allotted appointment times.If it were me: I would take the $3k, I wouldn't sign a NDA, I would use the possibility of an honest Google Review showing up as leverage not to sign the NDA, and I would think a little harder about my own business operations and how I would handle things in the future.