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?

Zip codes often span school districts and city linesIdeally you want a house in the same area (say 1/4 mile), built around the same time, similar size and condition, in the same school district and city.  

Quick look through however doesn't address this covid market conditions.

I bought the property in that condition, but really thought we’d be doing the renovations last fall, so we are way behind my ideal timeline anyway.