And black is black...beiges tend to go in and out of favor, pinkish 80's, golden Tuscan, greige grey briege 2010's.  

I have a background dealing with the less than desirable types, so this area might be a niche that may work in my favor.

All you need is you, the seller a buyer and a title company or attorney to complete the transaction.The Realtor if at all you need them it will be to pull comps and most in your local REIA will do you the favor since that is easy to do with the MLS.

In this particular case you should just consider it a fact that the appraisers, 2 different ones, are aware of a reality that you weren't aware of, and they're actually doing you a favor.

The numbers are more in my favor with only 10% out of pocked + closing costs but do you think that this lower amount would be more attractive?

By BP terms of use I can't comment on specific products I favor (though you can read my profile if you're interested in what I'm doing).Quicken of course is very financially heavy, but lacks on provisions for the processes & operations of your business.

I'm obviously assuming the house will get substantially more rent than the condo.There are other things to consider and some favor one while some favor the otherFor example Condos almost invariably have a condo association attached and they can be very problematic.

I did this back in 2009 and didn't sleep well for two years knowing the IRS wasn't too keen on many of the ROBS providers and the way they were using a loophole to avoid taxes on non-retirement income (they're the ones that coined the phrase "ROBS")...I was so concerned with my decision to pursue a ROBS that I voluntarily paid to have the IRS audit me (and provide a letter that said I was legally compliant) so I wouldn't have to worry about them eventually cracking down and unexpectedly being audited 5 or 10 years from now when things were less favorable.

I am not very interested in tenants toliets and trash so I am in favor of lease option tenant buyers to be more responsible for the property.

While I tend to favor more targeted online media where I can still down to both demographic and predictive metrics ("most likely to buy in near future") Newspapers are highly regional so one size definitely does not fit all.