Like everyone has said, it depends on multiple criteria:  The type of rental, type of foundation, type of target tenant and how price sensitive you are.  

It depends on your long-term goals about this being a non-smoking property and your own tolerance and sensitivity to smoke.

I have always looked younger than my age and it is a sensitive issue for me when people talk down to me.  

IMO, the income approach is far less subjective and sensitive to community / neighborhood issues as the rents substantiate the value.

Account Closed  agree with your take on bad agents and bad wholesalers.And that certain deals are time sensitive and agents may not be the best avenue.The reason I have owned a few brokerages over the years was to get a pipeline to the distress need cash tomorrow deals.. that my rookie agents could no way put together.My point and its the only point .. is that there is a RE industry.. and the person that grabs a home on a wholesale contract then tries to market it on crags list and only closes if they can flip..

Direct mail experts - For lists that are less time sensitive - e.g.

@Michael Huey Just approach them and be sensitive of their issues.

Any advice would be greatly appreciated as this is a time sensitive deal.

Being from the area, i feel as though i am hyper-sensitive to over-paying and may wrongly dismiss a few deals becuase of my familiarity with how things "used to be." 

if you can buy it cheaper and thus  rent it cheaper, then your market is someone who wants the privacy of a SFH and a yard for a dog ...downsizers, single moms ...and somewhat price sensitive.