I would add that at times, it certainly feels like there are more companies that resemble his description than there are that do not.So, when you do find a company that you like and that you think provides a service you want to dig into deeper but question their numbers, ask them to explain how they plan to meet the expectations that their number set.  

@Steven Spinicchia Most of our clients fit the description you laid out here.

Hard to tell, but from the description there is just some staining.

I do think it is a great idea to put SEO in the descriptions and to fill them all out.  

Most of the risk in WNY is geographic or asset based.  

Can you give a brief description of your property?

I'm taking lots of time to analyze properties and geographic areas.

I wouldn’t trust your own comps for 100% accuracy as platforms like Zillow syndicate their data from our MLS and often are geographically off and use algorithms that don’t understand the block by block, apples to apples nature of comparisons. 

According to the NOI that is in the listing description the rent collected covers the mortgage payment and hopefully when I view it tommorrow there will be a way to rent a bedroom or two for cashflow.Has anyone house hacked with this type of property? 

From your description it sounds like you are planning to fund the rehab from your personal income, something I would not recommend.