Being paid consistently, on time, and keeping the unit is a good condition should be your top priority.

I'd spoken with the owner briefly on the phone once before and we'd discussed the overall condition of the property, why he wants to sell, how much $ he'd be happy to walk away with, etc.After the screening questions over the phone I threw a number out and he said it'd be the lowest he'd accept and still be happy with, but he'd still need to speak with his wife about it.Anyway...so today I met with them in person and he gave me some more info.This property is zoned for R-4.

Not sure about the condition of your condo or what amenities your HOA offers but it can't hurt to run some comps and see what you might be able to get for it.

The property is in decent condition but has not been renovated.

He also must meet your list of criteria upon move-out:  leave quietly, no damage to the property, in relatively clean condition, move his furniture out.  

Prior to making your offer, you should be able to visually assess the condition.

Read a book about worker conditions in older times.

Nothing about this was mentioned in the condition report.

They recently placed a tenant in a C class property of mine and after 3 months they allowed the tenant to break the 12-month lease if they left the property in good condition/clean and he returned all but $200 of their damage deposit (used to change locks/clean property).

Bankruptcy Court of the Southern District of New York recently sanctioned a mortgage servicer for violating a bankruptcy discharge injunction when it required a debtor to sign a subordinate mortgage and note—pursuant to FHA’s partial claim process—as a condition of a loan modification agreement, after the debtor’s personal obligation on the underlying loan had been discharged in bankruptcy.