@Frank Leone have you researched loan products?

Is there any product out there that can ingest receipts and lookup item codes to itemize them? 

Check with local banks as they tend to offer loan products for small businesses or smaller investors.  

Once you know the income you can calculate your NOI and then apply a whatever cap rate is applicable for your area and product type to find the ARV, and you can get a sense of what you need to get the property for to make it a deal. 

They're motivated and have received one low-ball owner-financed offer that they are considering.5 units are 2 br/1 ba and 1 unit is an efficiency.

Yes, these individuals don’t have business systems in place to handle their issues which require their time.

My goal is to find properties that need work or are owned by motivated sellers that I can purchase for 80 cents on the dollar if possible.I am looking for a real estate agent who- has much experience with the locations and markets I am interested in.

Now, whether that market is good an individual investor is another story, but if they follow your advice on jobs, they will find a different story.Second, what does it mean when you say "if you see a decent 3/2 house" when they are looking on Zillow. 

It's much more about what they owe and their motivation to sell. 

Needless to say, it was a successful endeavor - see some photos below:After the original home was demolished - After framing - During Stucco - And the finished product -