I'd lower the price slightly below your competition and get real reviews.Be customer focused.

I like umbrella because there is no worry of being pierced for inadequate separation of finances, if sued you have a heavy weight in your corner who has all the consequences of a defeat, and because usually it is reasonably priced (mine today is not so reasonably priced but I believe it is mostly related to the risks of CA).I do understand that the probability of needing the umbrella policy is low.  

At least I know they are "in it for the right reasons". 

A lot of my out of state clients from California love Columbus for this exact reason!

Home prices always reflect how desirable a neighborhood is. 

Quote from @Scott Trench: @Scott Johnson we typically don't delete forum posts, and I don't see a reason to make an exception here. 

Do have an idea of your preferred acquisition price and how much rehab might be required? 

Figuring the seller was milking the property and doing minimal upkeep, the inspection team report has so far already helped me bring the seller down several 100K in asking price.

Here is my favorite (among several others, just as hysterical) part of this case:"...Petitioner’s testimony that neither he nor his son used his personal bedroom,living room, or kitchen for personal reasons strains credibility.

Tell him you'll give him a call :) This is one of the reasons why we tell tenants they need to vacate the property for any major repairs.