The impact from a tree can have implications that aren't visible to the naked and untrained eye.

ok, couple things to my untrained eye. 1, you said you want it to be a long term hold.

To my untrained eye, I'm completely guessing at about a $10,000 rehab for both units in total.

Chase really seems untrained to have workers.

., the appraisal industry is out of whack right now, as pointed out in the video by the president of the appraisal institute, to make a long story short, an appraiser will come in with a artificially low appraisal either because they are unfamiliar with the area or to ensure another assignment from the lender who's untrained appraisal reviewer always seems to come in with a lower number.

Sorry it is not a thing for an untrained person to do by them self. 

I'm really not looking for a yes/no, to my "untrained" eye all the numbers seem ok (expenses don't seem under-estimated, the increase of ~250$/mo/door rent over 3 years seems reasonable considering the area, sponsor has some skin in the game and they have been in business in that area for a couple decades, ...), so I was looking to some more seasoned investor willing to share with me any clues as to how this deal might be bad (the only one I can think of is that returns might be very tight if a downturn occurs over the holding period, however since this one is not a class-A SFR property it should be more resilient).I would be looking to invest about ~50k$ in this, which is a small enough portion of my net worth (< 10%).Thank you.

None of this was visible to the untrained eye.The buyer had no out in that situation and couldn't get her money back.That is the kind of situation I want to avoid so I don't think your reply is really relevant in my question.But if you have any good info as it relates to my original question I would be most appreciative.

His untrained recommendation cost me thousands of dollars, and we lost money on that house.What you want to do in a foreclosure is simple.

I didn't go to the site linked above, they may give the areas of analysis, not an issue, but data will be.It's also beyond the expertise of untrained parties regardless of how brilliant they may be or think of their abilities to assess institutional risks as much of it is subjective.