While I am still sussing out details, I am not positive if I will personally be considered a guarantor on the loan or if they will consider this loan to be entirely asset-based but either way, I do not anticipate the loans being reported under my name. 

That would be the best indication of what NOI you can actually anticipate.

That builds anticipation and you may have a line of folks at the open house.

I don't anticipate the value increasing anymore than it has and I'm also loosing money on the rental.

@Vince Mayer Do you see these out of state investors as not understanding the market and likely to leave if they see a lower ROR than anticipated?

So I am planning to roll my Capex for the first year or two into beautification since I don't anticipate any major expenses in that capacity.It is positively littered with clutter from the owners occupying for 30 years and needs a lot of "landscaping" work done, but I should have no issues renting the 3/2 immediately for the $3000-3200 a month I expected to get!

Something will ALWAYS come up during inspection you can reduce or adjust your numbers then or go in under what your est is and let them bid you up.There's sheets on this site that even go into calc maintenance expenses down to items (roof, water heater etc based on anticipated life).

Finding people who'll take free land is harder than I anticipated. 

You're privy to a great potential deal so focus on how you can capture it when they give you the chance to buy it and save your reserves for the repairs you're anticipating on. 

Some will have extremely low cap rates, due to appreciation anticipation ;Boca)....others shaky areas will have little appreciation potential.