Hopefully next time will go a lot smoother.  

I found niche community sites were very successful and even went so far as to build animated "flash" listing and buyers presentations that converted clients very well.

Lots of urine stains from pets which the smell caused us to depart after 2 min (I worked at a animal shelter, been in a room with 40+ dead cats but the AC was working, this condo was up there being vacant min 8 months)My agent's rehab estimate is $40K, I'm overshooting to cover bad pipes, interior beams need to be cut out and replaced, new hvac, etc so $75K. 

(BTW, there were no pictures of any animals on that letter, but there was a picture of a house with a severely overgrown lawn.)

That's not because the buildings are in bad condition, but because many of the tenants choose to live like animals.

It smells like smoke....It was previously an apartment with animals and and a smoker.

I know the law in NC very well, and can do my own title research here, but Illinois is different animal.  

as Chris Mason states Texas is its own animal the way they do things..

It is important to set the condition at the start of each lease, with date-stamped photos, in case there is any doubt or dispute.Also, professional cleaners will be able to tell you if they see animal urine (black light) or recommended stain treatments/etc. and it was declined.

That said, I share Ben's approach - I like to sit across the table from the Vendor and the fewer other folks {agents} interjecting themselves into the dialogue {looking out for their interests} the smoother it usually goes.