Placing emphasis on existing CAP rate is a very small piece of the the picture.  

Bring out the pictures from when you bought the place as your basis of the condition o the property (unless the prior owner provided with a move-in inspection)Dirt and or broken is not wear and tear, but carpet & paint will wear over time, so that would be owner responsibilty. 

The other unit was 6 bedrooms but I only ever saw pictures.

My plan was to take pictures and post it on Postlets (which in turn posts it on Zillow, Triulia, Craigslist, etc) and do the screening myselfHowever, my Realtor kept saying that he can get better results because he has the ability to post it on MLS.

There could be other strategies that could be employed to keep a foreclosure out of the picture, but you won't know, until you can answer those questions.

You get the picture.  

. , I agree that these three things together present the picture of a person who does not care about the law.

They're still my tenants and they Sid Leibowitz forget the picture.

@Joseph Bergman Post your finished pictures to the group.

I'm wholesaling now but the big picture for me is vacation rentals.