You could submeter utilities and have tenants pay their own thus reducing that expense, and unless the landscaping is really nice, you could likely make the tenants responsible for that as well.As to your reasons1.

Ask him what scope of work he could have done for whatever reduced fee you would have needed to offer what it sold for.

I want to structure it in such a way that we are paid back so that the loan balance can be reduced quickly.

I'm an agent in a high cost of living area and the first couple "hurdles" a house hack financial analysis needs to clear are "will the buyer reduce their housing cost" and "will the buyers housing cost be lower than market rent"?

Not being in property management for their primary revenue stream reduces the chances for inflated fees and trip charges, 3.

All that energy they put into occupying a property that didn't belong to them, they could have put that same energy into finding them something.

Because fewer units reduce your economics of scale and will never allow the property to produce enough income to warrant the work involved. 

If this is an “as is” sale and already discounted some, then certain things may not be reasonable to reduce the price for.

@Bud Gaffney, waive your commission and ask Seller to reduce the price by a corresponding amount.  

If the water is warm, maybe it reduces the condensation.When the weather changes, maybe they turn off the hot water and turn on the cold water?