What did they do to the garage dor and microwave? 

So, how do you experts evaluate if it's a class D or class C neighborhood without living there?

Shes got a house that she owes 200.000$ off.I could get a credit on it dor like. 100.000$ and use that to flipping.I would first visit the property making sure the foundations are undamaged, then write down what i would need to do to the property, and research potentially what i can sell the house for after rehab in the Area..

I think the guys on this site, BP, consider those rentals to be class D or worse.

If you bought in the D or D- part then section 8 is most realistic option without taking on risky low credit tenants. 

I just got a cancellation notice because of the brand of breaker panel (Challenger), so have to change to Square D or Siemens, which was an expense I didn't foresee. 

At the state level your contractor should be collecting sales tax from you and turning that over to DOR.

Also dors the br have tp be built in or is there another way to count it as a br?

If you are in a C,D or F neighborhood, may be worth filling in and making that deck!

Many of these areas, at a zip code level, are "D" or "F" areas but have individual pockets within them that are "C" grade areas with good potential return on investment.