Maybe there is a way that you can get a list from your local electric company of "temporary" meters as a way to separate stick built from mobile on private land?

A complete, clean and nice smelling staged rehab provokes an emotional reaction that causes buyers to buy on emotion.

Don't get emotionally involved.  

At no time am I playing on the emotions or duress of the owner, nor am I attempting to take their equity due to their personal circumstances. 

Emotions can cost you thousands.  

It's a good thing that you have so much money set aside so you have a lot of reserves in case your unit goes vacant for a couple of months or you have an unexpected and expensive repair.I don't like negative cash flow unless it's temporary and for a very good reason.

Main thing is not getting too emotional about these rental properties, and knowing when to pull the trigger on a deal.

The answer will determine if seller financing is an option.Lastly, you need to get as un-emotional about this property as possible.

Everything subject to opinion/emotion would need to be eliminated.

Walking away is hard, but it is harder (both emotionally and financially) to have to carry a negative cash flowing property.