This is information that is vital and should be in depth and detailed to allow for the best decision possible to be made.

Verify that the repairs listed are all that are needed to sell it and that it will only cost 13K.After determining your own estimates on these two vital numbers, then you can make your own determination of if its a deal or not.I would recommend buying a rehab project in a normal market at 70% of After Repaired Value minus repairs.

@David HendrixHaving the right property manager that caters for the particular area and quality of tenant is vital and also worth every penny of the 10% most will charge.Lower end areas would require for collection to be door to door.

Fake Camera's - After placing a handful of GOOD ACTIVE security camera's in the vital area's, you could place fake dummy ones that match the real camera's and just install them all over the place.

But you sacrifice all the customization of the guts of the home. which is vital to having a solid home for the next say 10 years.  

@Davis Chem The basics and skills are very relevant, knowing what is vital counts for a lot.

If you are looking at larger single-tenant properties, understanding the credit of the existing tenants is vital.  

I am prepared to walk away if that's the prudent decision.FYI, this is for a Buy and Hold, not a flip.Here are the vitals - let me know if I have missed anything:Asking price: $100K (this is an FSBO, I am working with a buyer's agent)Our offer: $90KEstimated Repairs: $5KClosing Costs: < $1K (we are paying cash)All-in: $96KARV: $125KEstimated Rent: $1,050 - $1,150 (but based on rental comps, $1,050 is on the very low end)Property Taxes: $1,178/yrInsurance: $750 - $850/yrThe property is in a great neighborhood with pride of ownership, excellent school district, minutes from shopping, a major state university, etc. 

Here are the vitals:4/2 split level, single car garage, 1968 sq. ft.  

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