Our CPA said they would have to depreciate the amount invested over the life of the property... so it would be only about 5%.

If they see the condition improving, they may well be happy to pay a bit more OR decide to move on their own.It won't necessarily be an easy process, but you have a lot of options.

If the condition is shabby what means do you have to get a mortgage? 

But I also know these are people who need a work/life balance.

These are things you can give in detail to the buyer:Cash flow on businesses, condition of equipment, payroll, more info on liquor license transfer, are there existing liabilities, is the seller willing to sign a non-compete clause in case they want to open another similar establishment or invest in one,  ask about current manager...staff experience, are they willing to stay. 

That way you can buy houses from distressed homeowners (wholesaling) and sell the homes in good condition for a nice commission.

You can also research yourself in your local market on what homes your size, condition and neighborhood are selling for.

Glad you are preparing for life after the NFL, as so many athletes do not do so.

Edward,First things first, you should get in to see the property, see what kind of condition it's in, or if it's even standing.

Example: How much is a 3/2 1200 sq. ft. brick ranch house with a carport built in the 1970s that is in good condition renting for?