Are my expectations and assumptions accurate? 

I certainly don't know Georgia, but there are certain specific city names here in California wherein someone describes a "3 unit property" and my assumption until proven otherwise, based on my past experiences, is that this supposed "3 unit property" is going to be comprised of is 1 house, 1 trailer that can't be moved, and 1 garage with a solar shower affixed to the outside... no traditional mortgage on that.Other specific areas and cities, no one does that stuff, so when someone tells me it's a 3 unit property, I can generally expect a 3 unit property the way we define "3" and "unit."

It seems it may be even easier than going through the assumption process and paying the 1% fee. 

Tony Karns Under the assumption she works under a broker, and not on her own, call her office tomorrow to demand to speak to a managing broker and that you want an immediate solution.

We have a potential deal and one of the options for the purchase is the assumption of the current VA loan.

The air condenser is in visually poor condition and my assumption is that it will need to be replaced in the coming years; however, it is currently working great.I'm currently leaning towards replacing the fence as it would create the most curb-appeal for potential renters. 

With conservative assumptions on expenses (50%) does it ever make sense to invest in a $0 cashflow property provided the CoC is high enough?

Now you can argue with some of my assumptions, but if you're going to forecast a 30 year hold assumptions are a necessity.Now if you were able to purchase the house and rehab it for less than the $150k refinance amount it would be tough to pass this deal up.

Also, I am making the assumption that he tampered with the smoke detectors, but in reality, they could just be really old and not have had the batteries checked.  

Good assumption on the single-story house. :) @Clancy Catelli, I can't access the crawl space.