For that matter most owners toss it too but you are more likely to at least get it to the right person.As for financing, it will depend on how much time you have, the condition of the property, and what your budget is.  

When buying a property, you might consider a warranty if anything that would be expensive to replace is in questionable condition.

I do not know your specific market, but Id strongly suggest you speak with a local property manager that can help you asses what market rents should be with your properties, both in current condition, and also with renovation plans put in place.

But, in the market conditions during my period of getting to $25K and then to $100K, I found this to be true. 

Here are a few other things outside of what i listed previously (scope of work, payment schedule, deadlines, and what is due on completion) .Work hours & conditions- aka if they are doing work on a occupied property, I don't want them there at 5AM or 10PM.

Market conditions are differentPurchase and Sale agreements are written differently Lenders have different underwriting criteria, etcIf you have cash saved, next step is to build your team in the market you want to be in:RealtorMortgage LenderInsurance BrokerContractor/subs if you are not doing your own rehabAs long as they are good, those people will be invaluable to you and ultimately make you money.

From there, you can consider the SQFT, beds/baths/garage/basement/condition etc. 

Every now and then, I find sellers who have their hair on fire and come to hate the business they've built and want OUT.Until you know the seller's motivation, it's really impossible to say whether it means anything about market conditions.

If you're not contemplating rehab or are already in leasable condition, you'll be able to get a 30 yr fixed against the property on a DSCR loan (w/o proof of income, property DTI, etc).

Go for the stars and maybe hit the moon.Also, don't run the condition down, but let them know you'll have about $XXX in repair costs.