This is the max that Sec8 will pay for any property and is the information that you can find online.  

Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.

Maybe something along the lines of your insurance company requires the heat to be set at certain temperatures or they won't cover a damage claim etc.This way you are telling her there is nothing you can do it about it.

What were the biggest line items?

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 try one of those online sources like prosper etc. 

Look at all of the losses you can count against your rental income.Now look at line 18.Line 18 is usually:(Value of your property) - (Land value) / 27.5 years.

Learn everything you need right here on BP.

It could be possible to still negotiate a purchase depending on the stage of foreclosure it is in. 

I would never form an entity with them when I can do it online with a firm that charges a fraction of what they charge).