What kind of condition is the property in?

This means it's in her best interest to leave it in perfect condition so you can turn it around quick.  

In my area I can get a 3/3 duplex for $140k in an A/B area that can bring in 8-900 per unit.  3+BR sfh go for around 100k in rentable condition.  50-60k in need of repairs.  

Even if the house is in relatively good condition, the whole situation does look like a mess. 

i'm new to BP but I dabble a bit in real estate and am involved with the deal so a couple of notes that may help your analysis.Smart move made by sellers is a 300 security deposit; helps keep the units in at least reasonable condition as that is a decent amount of money for some of these tenants.First off I'd classify this property as C+ maybe even B-.  

The house is in perfect condition and a great neighborhood with great schools.

When I saw the house I pulled over to the side and took a look around and it seems to be in a decent condition outside wise (roof looks fine just needs a pressure wash) maybe some new paint to spruce it up and some yard work, but other than that it looks decent..

I have a few leads who have tenants in the property and they do not want me going in to look over things and get a scope of the condition of the house.

The building is in above average condition for the area, again my opinion.

I also like the fact that there is a section 8 renter whom I have met, keeps property in good condition and has no plans of moving soon.