If they argue , hand them a 30 day notice to vacate .

A buyer or seller can never provide an objective opinion about condition, full stop, so whatever it would be that you point out is inherently a weaker point since it's argued from a position that solely benefits you and is therefore subject to doubt.Without an inspection you're relying on the reasonableness and good nature of someone who (likely) knows the property far better than you do that's trying to get as much money from you as they can.

1) I would argue no. lots of time, new people lack knowledge of rehab numbers and market knowledge.

Managing apartment units is not that much different than 20 single family homes and I can argue all day long that the economies of scale and ease of having one location to go to is more beneficial than the 20 SFR plan.

I finished my RE Sales Person course on Tuesday and during the class I wound up arguing with a couple of different "seasoned agents" respectfully about the fact that wholesalers existed here.  

Since then it has been a non-stop read-a-thon(investing for dummies, TP entrepreneur, ABC's of Real Estate, REI for dummies).

The appraiser argued that the current rents are the best estimation of "fair market rents." 

How can you argue against that?

Yet I would still argue Orange County is still a great place to invest.

=LOr perhaps because in 'today's economy'  it because room rentals are cheaper than renting out entire apartments and now litigious folks have found ways to 'take over your home' by using whatever Act or statute to argue they can squeeze in an extra person or two each room (or their family) into our house kitchen and bathroom?