Just don’t want to jump in to a train wreck. 

You shouldn’t have to be repainting every turnover unless the tenants are wrecking stuff.

My guess is your business would be bankrupt in a short period of time, your credit would be wrecked, and your reputation ruined.  

Doing the math on the rents that I know it seems way overpriced already and with him being unwilling to provide any information I am guessing it is a total wreck inside the homes. 

Neither my clients nor the other agents know about this at that point, my guys are already stressing out with the deal, are in the middle of packing and have been hanging on by the skin of their teeth (home sale contingency...) during a nerve wrecking six weeks.

If this guy decides to start wrecking the house when he's actually ordered out it will be good to have documentation of the before / after.

Roach infestation, broken windows, cabinet doors, pool  not maintained and needing a major cleanup and scrubbing, pool house carpet a wreck and it was only 3 years old.

Historically there's been preditory sellers typically in the Northern cities buying up old wrecks selling on contract for deed and work for equity. 

There is way too many neglectful property owners and it wrecks the quality of the neighborhood for responsible owners.

It was half gutted and a wreck.