At the right price we can do that so it's not a deal breaker.But just to make an observation it would almost be cheaper to knock the whole thing down and start from scratch. 

It’s currently 75% occupied (6 units) and also after looking through the financials I observed one frequent tenant falling behind on rent often and another falling short twice over the last 12 months.

They certainly saw the rip in the screen, the holes in the walls during their inspection.Our lease has a clause to the effect that the tenant has inspected the property and is accepting it 'as is', EXCEPT for items that could not be observed during inspection, for example, water was off, so tenant could not see the faucet drip. 

Based on my observations, I have more pictures than my competitors, but they are not the highest quality.Should I update my listing copy?

This is my observation as well that you can't really cashflow in the NoVA area.

This foundation is built on deep knowledge built from reading and listening and just looking around and observing.

My situation is different than yours, I bought my property from OCF and I can observe that they don’t have the mindset of “forget about us after we sell, figure things out with property management”.

I’d stick with observation 1.

I don’t personally know anything about these guys, but have observed many like them.

Also, a lot of your observations may be why the current seller is walking away from it.