The unit is still functional, but it is dirty, greasy, and infected with Cockroach.

Condition, age, and functionality can also be adjustments. 

If your ultimate plan is to sell it would be good to get a scope on the updates that will add to the sale price, I would not redo kitchens and baths for a rental unless it isn't functional the way it is. 

Working in QuickBooks can take some getting used to but once you start using the full functionality it becomes very useful for looking at income statements and other various statements.

That's functionally a bloated single family cost applied to each unit!

But it's a golden phone call so the paying agent doesn't mind the split.Between non-agents the only thing you can't do is make the fee a function of or contingent upon closing, because for regulators that starts to smell too much "like a commission". 

We all know real estate is very personal in how it's set up in form, function and location, and with that it will equally match and not match depending on the individuals wants, needs and interests. 

The house has a sprinkler timer and valves, but I am not sure if they're functional.  

The house has a sprinkler timer and valves, but I am not sure if they're functional.

I definitely 2nd your appreciation for what the BiggerPockets team put together.I strongly encourage you to use the keywords function and plug in all the neighboring cities so you can network with all the local investors.