@Daniel Siapin  agreed until you talk to the city or county you have no clue as to their tree ordinance.I portlandia and were i Live in Lake Oswego they are nuts over trees but trees cannot preclude you from building in the legal foot print.. it affects us on land use IE subdividing but not infill lots.Also negative grade homes if they are not common in an area are tough to sell.. in some areas Like Birmingham AL comes to mine most of the homes are either negative or positive grade.. the positive is you might be able to do a day light or walk out type construction and pick up some cheap heated space.In my logging days we would have 1/4 acre slicked off in a matter of 15 minutes  LOL>

and since your offer was 20% or more under ask its very likely another offer came in especially at that price point  being these are probably rental grade type assets. 

Talk to owners with investment grade real estate. 

Adding some top soil and grading it away from the foundation is an easy fix for this.

I believe quality tenants usually have no problem getting their own appliances, and good tenants would hate to use lower-grade rental appliances.

It's still pretty cool to see a land acq transform from woods (or whatever) to mass graded and paved to vertical construction.

The 2nd map shows the location grades or risk score (A through F) of each area shown in the first map.

We are suppose to go to school, get good grades, work for someone else, and get a gold watch when we retire.

We use Clorox Commercial Grade chemicals. 

To figure out which city though Id recommend looking at the ratings on ohiorem.com it goes through different Ohio cities and their neighborhoods by grade.