Historically I have found Newark has a vacancy rate of closer to 15-20% once you factor in all collection loss. 

With the exception of one, I can see clearly where the items you listed could impact the value.

I'll take guaranteeing a wrapable loan, all my money for purchase and rehab returned plus $12,000 in pocket plus $200/month for 20-30 years over a loss every time. 

Because of electricity generation and transmission losses, electric heat is often more expensive than heat produced in homes or businesses that use combustion appliances, such as natural gas, propane, and oil furnaces.If electricity is the only choice, heat pumps are preferable in most climates, as they easily cut electricity use by 50% when compared with electric resistance heating.

I'm also a Life Coach who helps people deal with loss, grief, and rebound.  

As for the bid, it is always a written bid with line item detail and associated cost for each.

Still, there’s enough meat left in these projections that we could walk out of here without a loss, even if we’re well below what we think the market will support.

Keep in mind that you will need to furnish the place, keep it spotless between guests, and provide small items for the tenants while they are staying there.

State laws have set price increases at 10% over market, most of these kick in during declared emergencies, especially for necessary items.

In the letter you can state your difficulty in reaching the property manager and list whatever deferred maintenance items the tenant should be taking care of per the lease.