Property in great condition with significant improvements. 0 cap-ex needed which dramatically improves the returns.

The conditions of the sampling may not have been representative of actual conditions, vapor intrusion is highly irregular by time and within a property, can be influenced by weather/temperature, and the source may have been removed or the contamination may have degraded.  

Note that it's possible to get slightly higher leverage than this given some exceptional conditions (ample experience, great market velocity, etc.)

But no she says well I dont know if its worth that and whats the condition and goes through a whole laundry list then is going to check with her partner to see if they can squeeze 12k out of it..  

You can look at their true costs, the condition of the park for Capex needs, the reservations that happen, leases that may exist, get inspections - I'm sure you know all this.  

Easy to spot homes with pets by the condition of some blinds : ) If you can provide a bit more info you might get more targeted feedback.  

Pros/cons/requirement/non requirement aside we have provided hotel rooms under certain conditions....like it was -25F for a week and the furnace went and parts could not be sourced for several days. 

I know the market I want to target, I know where to get lead lists, I have an idea of what I'd say in my letters/postcards.My question is, when the recipient of a mailer calls and leaves a voicemail, how do I assess the condition of the property to give them an offer?

The condition of the unit is one factor in determining the effort, but the tenant can be a larger factor.  

Do you recommend combing through the list to find properties that meet my interests such as: Year built, garages, single story, how the home looks as far as condition, then mailing those targeted people?