This sounds like someone who needs to either handle all of their own repairs and let you handle rents/leasing or they need to self manage. 

Moving from a 3 handle rate to an almost 8% DSCR feels like defeat.

Quote from @Carlos Handler: This is all great stuff!

I went and seen it today. 1/4 of the rear fascia is gone, some of the soffit has vegetation growing on it, the shingles looks “okay”, the wood under the shingles are planks, the crawl space in the attic is very small, the air handler will more than likely need to be replaced, because of mold concerns I would budget for the duct work as well, but I would wait for the a/c guy to look at it.

So it might get up to $7,000 - 10,000 dollars, but then we'll have an Air Handler or Air Compressor go out, and then it drops by $2,000 - $3,000 or $5-6,000.

You might also take a look at Rentalutions they handle rent and also online maintenance requests.

Worst thing are the few pan handlers you come across, but they have been there longer than me.

Our house was built in 1993 and has has it's original HVAC system (3 condensers and 3 evaporator/furnace/air handlers). 

I have looked at KCK, KCMO, Spring Hill and OP near where we live and they are obviously all very different.in an ideal world we would buy a house that is on the low end of cost and needs some work, primarily aesthetics, that we can handle.

Referrals are great, but don't let a referral relax your interview process, how will they maximize your roi, how do they handle re-leasing, maintence items, etc.