Include a walk out basement with living space in basement.

I can assure you, I would have those tenants out as quickly as possible, then I could complete my inspections and either accept the sales price, negotiate repairs or a price reduction, or walk away from the deal.

I had a tenant that was imagining noises from the upstairs tenants and would not put up with normal noise such as walking, doors closing etc at reasonable hours. 

With the exception of properties that are walking distance to campus or the hospitals, many owners are now STRing in the fall during football season.

Its gonna take 50 years until the legislature figures a way to walk back some of these anti landlord laws and get housing numbers back to what it was.

@Kyle SimmonsYeah, 1-2% is fair, but as mentioned previously, as the seller you can ask for whatever amount that you feel comfortable with so the buyer doesn't have the urge to just walk away from the deal without having anything to lose.

I'd start by having a realtor walk through it with you and determine how much things would cost to do and what it would add to the value of the home. 

If answer is they'll do anything/everything, walk-away.     

Walk out basement potential.

If the deal does not work walk away.