@albert  Your correct this is quite low, Property condition has possibly been declining slightly at this Maint. 

Thanks Michael,Diligent research was undertaken prior to using the current group, but performance has declined over time, hence why I’ve requested current recommendations from people familiar with the Alabama market.Cliff

The property was originally set up to condo, but the area had declined and the property was a rental for 10 years or so.

Next is Recovery, where construction starts to pick-up slowly and vacancy begins to decline.

The nearly 70 year population decline is officially reversing now as well.Exciting times ahead for the city!

Even if you do I would sell this unit.The negative $3k will decline with time and eventually go positive.  

That probably puts you in a C neighborhood at best in a city or market that has a stagnant or declining population.

You should send an adverse action letter to those that you decline.

After inspection, buyer/agent came back asking for additional $10K credits and few repairs to which I declined.

If you have liquid reserves - say $10k +, and IF the property is in good, not average, not fair, but GOOD condition, and the property is not in a “war zone” and not in a declining area, and the property is not in a city where it is or can be subject to rent control, then you might have negotiated the deal most investors strive for but seldom achieve.