@Koen BallantineTo buy your first property, consider financial, personal, and market conditions.

Request minutes for the latest HOA meetings, statements, CC&R (Covenants, conditions, and restrictions). 

However, the current shifts in the market conditions have made this report relevant again.

It's not like comparing apples to apples where you can view one 4 unit building against another unless you are building identically permitted buildings on parcels that share the same site conditions.

What specifically do I need to tell her in regards to condition, numbers, why I’ll be buying it, etc? 

Everything from season to schools to home condition to price. 

After being occupied a year even with a good tenant it is not in the same move-in condition as a unit that is on the rental market.  

Consider safety, proximity to amenities, rental demand, and property condition when searching for a property. 

It's not Clay pipes, but i want to see the condition.

There is likely a phone number and persons name that will come up, that you can reference, since he is having bills that arrive to the mailbox and packages to the door with his name on them.You could make it a pre-condition to the seller that he allow a background check on the tenant before closing and your offer is contingent on your approval.Neighbors typically know what's going on in the neighborhood and will know who the guy is and if he is a trouble maker.He probably has a car and a private detective can run the plates.And so on.The information is readily available is the knowledge is worth knowing.