You will need to be very careful though as the areas vary, not only by blocks but actually street by street.What your looking to spend and your safety level will dictate more of what areas to look into.   

@Steven Tyrrell - as @Matt Berklacy mentioned you can go the private/hard money route.

I can’t offer a lien on the property as many private lenders want.

.), value add ons etc...Can't do that yet as I am waiting for the numbers from the private party.I can buy this privately without a realtor on either side of the deal. 

It's important because you can spend all this time and money on a potential property to buy but if they do not find something they like to exchange into they can decide not to sell and then you could have bis losses in sunk costs.

I would spend a few hours painting the bathroom pale gray, paint the vanity darker gray and an inexpensive all chrome handle,  add some towels in turquoise or yellow and a shower curtain to match (but leave it open) or something.

I do have children who will spend summers with me.

@Jeff Kehl1/19622/Furnace/water heater 3/Cleveland Hts4/Our existing PM 5/Sorry,we are using a private lender.My bad.6/Most interior repair is minor stuff like repairing rodent damage,small mold and paint/flooring in select units.

Is it worth spending the money upfront for replacement or let it go until it breaks?

How should I present this deal to a bank, hard money lender, or private lender?