Also he seemed to be missing may smaller items that can add up (primarily garbage disposals and ceiling fans). 

I wanted to explore if there were any other avenues at her disposal before talking to her any further.

It is my understanding this is still an approach at most appraisers disposal for an income property, particularly when the appraiser is admitting the normal comparable approach has challenges.

I assumed the seller disposed of the garbage appropriately.  

I'm an investor and RE Investing Coach specializing in wholesaling, rehab flips, disposable LLC's, tax deed land lots, multiple choice offers and, my personal favorite, seller finance rentals.

I have only a small amount of capital to put down as a down payment, so I looked at what other assets I have at my disposal, which just happens to be fantastic parents.They have agreed to supply the capital for the remaining 75% of the purchase price allowing me to make a purchase all cash.

Here are the numbers/info below:Property Address Osprey Dr:ARV $250k-$260kAsking $215kTenant in good standing; lease expires in 14 months; monthly rent $1195 (can increase to $1400 after lease expires)$4,000 earnest depositNeed to close by 3/31/2018 to do a 1031 exchangeRefrigerator was purchase new in July 2017; there is an extra A/C unit that was brought from another rental; recently replaced furnace, roof, gas cooktop, oven, disposal, all bath vanity lights, extra insulation blown in attic, and the water heater was changedMichael Askew II

This client has privately been very successful in purchasing, renegotiating, and disposing of notes in a private fund model.

I've had a couple of tenants in that boat but they also happen to be the ones that tell me they fixed their own garbage disposal, never bug me about little things, etc. so there's "value" there.

Central air, new appliances, dishwashers, garbage disposals, etc.