You want prospective tenants to come see it, walk it, imagine living there so don't get in the weeds on the details or offer photos that aren't great. 

The yard was over grown with trees or weed saplings that grew into trees.

Giving them a laundry list of items will typically just overwhelm them and create more confusion instead of giving them a smaller step process to get more confidence to get the ball rolling and then they can get into the weeds on their state when they get the contractors out there, have local bids come in, and dial in their plan. 

Many agents are part-timers, and you need to weed those out. 

Yes, I know Vanguard’s recent-ish medium term projection for Large Cap Blend is 3-5%, but please; I don’t want to lose, in the weeds, this narrative momentum I’ve worked so hard for.

They tend to have worked with a lot of PM's in the area and can help you weed out the good and bad options. 

Working with someone who’s already plowed through the weeds can spare you those headaches and keep you from feeling like you’re reinventing the wheel every time a new opportunity pops up.

Over time, you will be able to weed out the part-time mediocre sponsors. 

Your fixed costs could be something like the following: $5k property tax, $2k insurance, $3k utility (including internet and TV), $2k landscaping (mowing, weeding), $2k or $3k maintenance (if you have a pool or hot tub). 

Getting it under market value would be a bonus.So, would using an FHA 203k renovation loan, which would allow me to buy something unqualified for a standard mortgage, which would weed out a lot of competition and push the price lower.