If mom and pop tenants are paying above market rent because landlord did not want to give TI and they do not disclose sales with weak guarantee on the lease and sweetheart terms then it's a bad deal for us even if area has high demo's for income and population levels etc.

This is the type of grey area that even the most skilled loan officers will struggle to get you an answer.  

Learn your market, and stay close to the skilled professionals, such as lawyers and title agents, who can save your bottom line.See the original at: https://www.biggerpockets.com/blog/newbie-wholesaling-faqs

It's hard for me to imagine pet damage that extensive though.I'm wondering if the smell penetrated into the insulation behind the walls at the lower levels and if it's getting into the new / cleaned areas and "reinfecting" them?

They will ask for detailed material and maintenance costs, ARV projections, cost per sq ft... ect...Although that may all sound daunting at first, it is actually a way to refine your skills and make sure the deal is good enough to justify a hard money loan.  

As long as you have someone to lean on for your 5k questions along the way, you'll come out ready for a second on a more independent level! 

Buy & hold is by far the easiest in terms of skills, flipping is a lot more challenging and I would almost say wholesaleing is the toughest.

Not sure this is a great deal but it’s in an A neighborhood and I can airBnB the 2 bedrooms in the lower level to generate income.

What is there to get the population stimulated, that was my fear.All really great points to consider , weigh them out..... and see where the comfort level is. 

Pick you agent wisely, because the presentation of the listing and the skill of the agent can easily safe - or cost - you more than the entire commission.