Perform you due diligence in the 3 days before you give them the EMD.3.

It is difficult to tell how new or seasoned the loan is and how the loan was performing prior to your purchase.  

Out to the periphery East Bay in Richmond, West Oakland, East Oakland, on some good streets, w/ some hands-on management, bought at significant discounts, and improved to a highly performing property.

It sounds like you are angry at two Realtors who are merely performing their fiduciary duty to their clients.

The bank will perform an appraisal on the property.

I personally have a condition addendum that clearly states exactly the charges of what everything is going to cost to fix if they don't do it,  also at the bottom it clearly states that we have the right to charge an actual repair invoice for any services performed to return the property back to the condition that it was when it was rented.  

The 50% rule is a guideline that can be used to give you an idea of whether you should put in the time and effort to perform a more detailed analysis. 

Then the tenant is responsible; you explain that you can hire it out but then you would have to charge higher rent, or you can designate that the tenant perform this and it will help to keep the rent down.Train the tenants to perform the RoundUp applications.  

Thanks for the information and I now have a better idea of how to evaluate a property's performance.

Unless you are planning to do a property turn around, which I advise against for anyone new, only buy based on today's performance and not some pro forma BS.