Somewhere in her lease agreement, there should be a list of what comes with the rental lot. 

House was listed $142K.

But, all of the areas around there are starting to develop as well. 

I highly suggest getting to some local meetup groups...here is BPs list:  https://www.biggerpockets.com/forums/521-real-estate-events-...I also have a full list of the chicago meetups that I can share with you too if that'd be helpful.

You're going to buy some lists, like a preforeclosure list and mail and call and mail and call and mail and call until you get them to meet with you and then you strike the deal. 

Forgot to mention:knowing the rental laws and having a solid lease is a must--a level 10.I love @Drew Sygit post and list! 

Verify your PM isn't using the full property address in their listings.

Both "2 bedroom" units were listed as having the same market rents. 

Many developers leave the tubs without even a hanging rod which looks incomplete.

For the HVAC, I'd just question if that's the correct and best way to go about it, but I'm not an expert, but certianly you won't get interest listing a unit for rent or sale without HVAC.