This appears to be an inferior product or poorly mixed.

So why switch to a different, possibly inferior platform, when WP offers me no limitations for the types of sites I build?

Once you have that factual information the only guessing is whether the market have moved up or down and if your subject property is superior or inferior to the cap rate comps. 

Should I make a list as to why this site is inferior to the local guy?

Personally, the more inferior the unit, the more we're willing to do.

Yes you could technically negotiate to buy the HOA lien, but if there are no other liens against the property, then wouldn't have to foreclose and wouldn't do you much good anyway as it's likely inferior to other liens anyway (depending  on the state). 

Zillow valuation $80,160 My value $6,000Another property that I looked at a while ago was in an area with high priced houses, but this house was much older and inferior.

The sooner you stop thinking you know it all and everyone else is inferior to you, the sooner you will  be able to see that the way you do it is completely inferior, the sooner you can be openminded enough to learn, and make better money!

If a comparable sold for 500k and has a three car garage; the subject is the exact same house with a two car, you'd adjust the subject down because the two car is an atribute which makes the subject inferior to the comparable.

A so-so team can take the best deal and turn it into a steaming pile in no time simply by inferior execution............a great team can take corrective action and 'fix' an investment if it hiccups-which it very likely will at some point.