They sound a little worse than average with sneaking the dog in and being uncommunicative, but I'm not picking up on anything that's really terrible either.I'll give you some tips on talking to them. 

I see SO MANY rentals poorly maintained and badly marketed (terrible photos).

There are some absolutely terrible flat fee websites out there.

etc. obvioisly my buyer will likely be one who can't get conventional financing for whatever reason, so they won't be perfect, but I want to make sure they are terrible either. 

After all, they did a terrible job at sanding and painted just spots where they made holes and it's not at all how the walls looked when they moved in.

The turnkey property was great but the property manager provided by the company was terrible.

Now don't get me wrong there isn't any terrible part of town but the north side is typically a bit rougher.

I love a story like this; it sounds terrible but these sellers who are in a bind (for whatever reason) are THE BEST finds.

@Nick Rutkowski he is convinced the property is worth more then it is because a realtor from his property management company (one of those pm companies that is huge in my area and does a terrible job) came in and told him he could get about 50k more then it’s worth.  

And it sounds not terrible given contracts and legal.