Tread lightly and make sure you can afford it.

Normally when you hear cap rates this high the expenses are not calculated correctly or certain expenses are omitted (no vacancy loss, no management fee, light on repairs etc). 

Could an experienced s8 investor shed some light?

If you do not like ceiling fan landlord will replace with light fixture. 

With a bank statement loan, if you have decent credit (700+) and 10-20% to put down, you can light your tax returns on fire and replace them with 12 or 24 months of bank statements showing your cashflow.

I just implemented it in a rental property acquired.

So by finally hitting that bruising pain point, that means light at end of rate tunnel. 

Replaced doors, updated some of the light fixtures, refurbished the kitchen cabinets and countertops.

I also agree with about the photos, you need to hire a professional, you don't even have lights on in many of the photos, it looks dark and dreary, plus the dead grass...

Full new paint, new flooring (vinyl plank vs carpet), new cabinets, countertops, fixtures, sinks, tubs, lighting, basic rental grade appliances, etc.