Taxes are 869/yr, utilities paid by tenants, insurance (approximating 500).  

No, there shouldn't be a rooster at the property that attacks the appraiser, and yes the utilities should be on and functional when the appraiser shows up.

I know SC extensively  and OH a little bit.

@Francis Morris, I like the following sites for market metrics like the one's you mentioned:Berkadia.comMarcus and MillichapCBRECensus.gov (specifically factfinder.census.gov and utilizing the guided search feature)The Marcus/Millichap and CBRE also have a property search feature where you can look at OM's for listed properties.  

What system(s) are being utilized to manage these opportunities? 

If you can negotiate the right combination of property price, term of option, and consideration payment you will give the seller, you now have the luxury to utilize the 'time' you have bought with the option to find the highest and best use for the property.So why give up a non-refundable consideration to the seller, when there are those that simply negotiate a $500 or so refundable deposit on a straight purchase and sale agreement? 

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However, I do not much about renters/owners agreement on paying utilities...

How do I estimate the cost of Utilities?

The office manager requested I file an extension because I cannot see a CPA until after tax season.