We also have a growing population of educated professional tenants that will target SFHs and absent landlords.

Owner had to do a lead cleanup a couple years ago b/c of CMHA, and it was professionally remediated.

Yes there is some subjectivity in appraisals, it's not an exact science but often times when the range of opinion is that huge it's because the appraiser didn't take the time to verify all of their data or isn't truly that well-versed in their market and didn't disclose that fact to the client and take measures to rectify that (i.e. consult other real estate professionals in that area to ensure that their adjustments make sense). 

As a first time investor, living out of state can be intimidating making it that much more important to work with skilled professionals. 

@Jackson Pontsler yes plus professional advice concerning partnerships to help fund deals.

Without professionals involved in the deal like a commercial realtor, you need to do a lot more than the usual due diligence. 

In May, a Professional Engineer inspected the property and found a section of the basement stone walls and exterior brick wall above the basement of the house were bulging.

We are not professional real estate investors although in the future we may try to get it into it more. 

Readers should seek professional advice.

Getting to feel like a professional janitor with the key chain I have...Is Landlord Locks the way to go?