That would basically mean there is no After Repair Value if the property is valued at 85k that makes the transaction tricky Add some improvement costs to ensure that 105k evaluation and we may have something 

I've got a list ready to go, plus I'm driving for dollars.

Basically, the chain of title is unbroken and free of defects and transfer of title can take place with little to no additional work involved above and beyond a normal closing.

I'm not sure why they can't at least give you some pics showing the condition and layout of the inside of the unit.When I market my properties, in my ads I show pics of the inside only (no street or address, just city neighborhood), but once I start a dialogue via email with a prospective tenant I give them the address so they can do I drive by. 

With a basis of $138k and only $1,000 monthly rent, your well below the 1% rule (a basic back-of-the-envelope calculation used by investors to quickly determine a go or no-go decision). 

For a basic residential offer the contract states: 2.2.

Hell half the time I don’t do more than a drive by or walk one unit.

You'll only drive yourself crazy and scare yourself out of deal. 

The seller would basically receive $8K in cash from the sell

@Josh Cooper Basically put, for BRRRR you are looking for properties that need a bit of work so that you can add value to them.