Don't start moving the goalposts (i.e. by inflating the sell price or lowering the reno budget without data to support it; using 80% instead of 65-70% in the equation above to sacrifice your eventual return) in an effort to wedge a square peg through a round hole.Not every property you analyze works, and providing them with a "low" offer isn't taking advantage of them. 

Should i even bother or is the refusing me entry enough grounds..

@Steven N.hard question to provide insight on without additional data.  

Getting real data on lease rates and other market terms is extremely important with these properties, because you won't get real financials most of the time.

A real estate license will save you a lot of money in the long run as you can capture the commissions on the buy and sell side in addition to providing MLS access for data you can't get elswhere. 

Report the property as multiple schedule E entries in TurboTax, unit 1 where you lived part of the year and then unit 2 or 2/3/4 for the 100% rented part.

The property sold off market; since Zillow/RDC pulled the data from public sources they won't have photos2.

Property is rising in value in this area due to Amazon's expanding data center a couple miles away.If you know someone in the area who might be interested in this, please let me know.Thanks

You can pay for the data on a website like CoStar but even the data there isn't as accurate as doing it yourself.  

There are two pieces of data that I don't pay any attention to from a wholesaler - their asking price and their repair estimate.