I pay by ACH as well to avoid having to write checks and mail so they receive their funds quickly and it's efficient. 

Competition for listings have gone down considerably from my experience since September, although well priced homes will still attract a great deal of attention. 

Turnkey companies don't usually do commercial buildings and this isn't a turnkey property.But more to those rents... vacancy and such aside, anytime you are getting rents that low, you can expect to attract low-quality tenants.

So how do you improve your "quick pitch"...the simple answer is you don't.

But using FHA for a year then moving, renting it out, and buying with a VA loan after that would be a way to quickly get two loans with basically no money out of pocket. 

Real quick, can you elaborate a little on one of your points?

I have an appointment to go check out this property but want to make sure that if indeed I do want to pull the  trigger on putting the home under contract, I can find a cash buyer quickly.

I don't know why but I do know the top contributors feature can change Quickly.

Redfin is very easy to use if it's in your target market and is refreshed from MLS very quickly.

I have a local ac guy i've used for 10+ years if you want another local quote, @Elton TidwellPersonally if you plan to keep it long term and every want to raise the rent, central heat and ac would attract better quality renters imho... window units scream 'bottom shelf' and are a signal of what renters can expect in terms of quality and rent...