That way even if you have to cut the tenant loose, you're not taking as much of a loss.

Read this article for the full top 50 list, but to cut to the chase...

As long as there was no agent already involved and thus cutting them out, then should be good. 

If you require trees trimmed or branches cut etc  I  think that would be an owner responsibility. so the every few months part makes me wonder.

This continued to increase until the water company reached out to the tenant to let them know that they were cutting off based on large difference in bill.

You should be able to get some of the fees cut, etc.

Some type of renovation will likely be required to generate any cash flow in that area, but to be honest; it might still be slim unless it's a heavy renovation.That area is like anything along the NW blue line corridor...great for house hacking, but really tough to make the numbers work on a straight investment deal.You might be better off trying to find something off-market if you are locked into finding a deal in that area.

Doesn’t make much sense to me or any of the contractors I work with but it’s coming straight from the horses mouth.

They then cut sales and that lowers previous home sales by new lower sold comps.  

If they require an appraisal, they will likely cut the loan amount, too (standard LTARV is 70%).