Are you replacing that as well, or that's in good condition. 

Point is, 100%, review crime trends, GDP, population growth trends with Millennials, (after all, by the year 2030, they will be our largest population segment), school system health and respective proposed budgeting from the state govt and general macroeconomic conditions.

Should it be in great condition or should I go for something lower price that needs some rehabbing?

She wants to sell and I founded because is a co-worker of my wife.It is a single family 3/2 in Miami Gardens 1075 SF located in a big lot around 9K SF good condition but needs a bit of a fine tune from what I captured from photos (painting/baths/other).

The fan was perhaps 10 years old, but my move-in photos show it to be working and in excellent condition.

To best identify true value, I would look on the MLS or utilize an agent to pull comps for current condition and ARV comps. 

See what is being offered for rent and take note of the condition compared to yours. $200 in swing for condition are normal in my market.

I'm looking at a small apartment complex where based on my numbers the cap rate could be around 25% and the COC over 70%. Rents are around $450. It's also mostly renovated, just needs 10k - 12k left according to the s...

Is it appropriate/legal to show up and ask them to take some pictures inside so I have a better idea about the condition of the house?

When we gest a property with covered wood floors we always try to get them back to original condition.