Where are the smells coming from and what type of smells (animal feces, mold, spoiled food)? 

Chinese food or pizza? 

This guy is probably also getting social security, housing assistance, EBT (food stamps) and maybe even assistance with utilities. 

Why not invest in someone who has 1 food truck and help them expand their business for a slice of the deal. 

Second, many of the tenants fry foods which tends to cause a lot of work in making units rent ready during turnover, and in many cases ruins nearby cabinets.

The Father has been out of a job for over a year, they have five kids at home with barely a bit of food to eat.

Food for thought.What areas are you looking at?

Many throw stuff at the wall to see what sticks and are working 3 jobs to get by.I think if an investor is going to make offers on low priced type income properties then expect the worst.If I go to Taco Bell and spend 7 dollars I am amazed if the food is correct.

Some fast food places also work in that price range.Of course that completely leaves out leverage. 

Yet, food for thought, if it's the latter scenario, the offer to allow the buyer to select paint colors and finishes, etc. could be be valuable.