The appraiser wants us to cap the gas line in the coach house to show it's not a livable dwelling in photographs. 

Its really exciting to see so many people respond. pumps me up to move.I would like to mention that I am a photographer and I do a lot of real estate photography as a hobby.

Maybe confirm with the Tenant that you will be there to unlock and lend a hand but I only see good coming from itGood luck!

Which is fine, but I’m looking to speed the pace up.After having contemplated using the BRRRR strategy in the past, I recently finished @David Greene's book on Long-Distance Real Estate Investing (great read, IMO) and I am going to go full-tilt on getting the money together to do a BRRRR project on my own, out-of-state.I’ve given all this info (and sorry that it got kind of long, thanks for getting to this point) in hopes that I can get some feedback on how to attack that.A few options I’ve contemplated getting the money together for a BRRRR project:Save up enough money to buy a BRRRR project using financing for the initial purchase (likely end of this year).Save up enough to buy a BRRRR project with all cash, and hopefully unlock better buys (likely end of next year, 2019).

He left the door unlocked and the key on the counter.It complicated, or I would not be asking for advice. 

unfortunately, your only proof of how the place was left is photographs, which I am guessing you did not take.

Usually a garage door opener is left out and door from garage was left unlocked. 

Barbara and Wendy,Thanks for the quick replies.There were several reasons the property did not sell for the appraised value (which worked out great for me):  it was a probate sale; the listing real estate agent considers himself a pro photographer but his photos were terrible...blurry,  bad lighting, rooms were messy w/food left out, etc., so it was very run down looking; the executor and lien holders wanted the unit sold as quickly as possible and did not care for how much as long as the it was enough to satisfy all the lien holders.  

Making an appointment with the photographer tomorrow.

To cover your ASSets on this, DOCUMENT, document everything, take photographs and keep all receipts from cleaning crews and contractors whom have made repairs.