. :-)  I also know human nature.

I was a little confused as I see people mention on here regularly that they buy MF in different states.

Naturally I'm looking for the highest possible ARV and rent but I'd be saving massive bucks if I can just stick to what's in there with the added ceiling fans providing air conditioning, and I fear that installing HVAC would not provide a sufficient amount of value-add vs. the cost savings of not having it installed.

Unless the company filed a lawsuit, which you haven't mentioned, they no longer have any interest in the property.If they recorded a lis pendens without filing a law suit the penalty against would let her retire in comfort.If they fraudulently filed a lien of some sort but you haven't indicated anything of that nature, again their penalty would be a nice windfall for her.If . . . she thinks that because they had a purchase and sale agreement from some long ago time, she is simply showing that she doesn't understand how things work.Make your offer, open title and escrow, and I'm sure the whole transaction will go smoothly.A title report will reveal anything of concern and a report is usually $50 to $100.

Until you are doing them regularly, I think my feelings are normal. 

3) Be incredibly wary of filing for a penny over $50,000...I regularly file my appeals for $49,500 even if I could be reduced more.

Imho, you should find an agent that only does investor deals, and you should expect to receive a hand picked list of properties on a regular basis.

The regular numbers you might collect for Cap ex and Maintenance might need more of a contribution than a home without settling issues. 

I have a guard over a regular thermostat as 1 of my tenant would open their windows, in the middle of winter, as it was too hot!! 

It also may reduce your marketing or your niche area so you can have your action area within an hour drive to respond to calls for emergencies or regular maintenance.