The one specific thing she said that triggered my uneasy feeling was that she said she was "buying the property" and that they have a "recorded land contract" with the Franklin County Recorder... that doesn't exist.  

Now I am assuming that these recordings or webinars are only being listened to, or viewed by investors with a pre existing relationship to you.

We just need to find our niche since the market where I'm at seems to be saturated with REI, but what's one more going to hurt. 

Many people don't know that we even exist. 

They put a metal roof over the existing roof and repaired the paint and drywall.

There are a few new Class A 5-story apartment buildings adding hundreds of new units to the area with lots of opposition from the existing community.

There is more residential properties but still an existing and increasing tourism market.  

Pros:Fewer days on the market (aka reduce vacancy) from additional marketing time and lining up the tenant before the existing tenant has vacatedStaged homes rent better than one w/o furniture (although rare the tenant has good enough style :))Ability to perform an informal "move-out" inspection, which provides a better idea of the turnaround time before the new tenants can move-inTenants may tidy up the place a bit and get a head start on their move-out process (rare, but worth pointing out)Cons:Reduced rent --> assuming some of the above bullet points are a stretch from reality (aka staged home and tidy up the place), the clutter and style may detract tenants from wanting to move-inInconvenience to the existing tenantsCoordination of the showings requires contacting the existing tenantsI know many SFH will list the property while other tenants are in it, but you must take it on a case-by-case basis, and it's heavily dependent on the existing tenants.

My most respected friend and colleague @Nick Britton can also help you get the most out of your existing property.

Can I get away with the existing wiring?