This is especially a consideration when one cashes out on the refi.

Property is in Del Paso Heights, north Sacramento.  

Do you understand how the cash buyer makes his money and have you taken that into consideration when putting together your asking price?

Be friendly (kind-considerate-respectful), firm (be clear about your expectations and have the moxie to address issues as they arise), fair (comply with the law, no favoritism, appropriate response to the situation) , fast (quick to respond to maintenance requests and other tenant concerns), and flexible (when the situation warrants).

Tax appraisal is based solely on the house not taking into consideration what upgrades it may have or what other houses are going for.

Not to say anything is wrong with those properties but I am seeing more and more properties that people from Austin are buying "betting" on the future and not taking into consideration what it is today.

A large bank will not grant you access to their portfolio loans without considerable assets with them (Chase, for example, requires $250k minimum to just see their portfolio loans).  

Well usually you have to take into consideration multiple factors but as you have said it is quite a small place so that makes it somewhat easier.

Theres rusted out junk all over the property, the property hasn't been touched (mowed or pruned in a very long time), there's a hole in the back roof over the porch, and the the inside needs considerable work.

Places like South Euclid or Cleveland Heights that require low to medium rehab but no full rehabs.