You may also (which is a good idea) attend the sale to get to know who the players are before you Invest (Learn as much as you can first before you Invest).

Your property is likely over priced, and your agent should have discussed that with you but the money you bring them in this deal is far less than a buy or sale, so he/she is not prioritizing your rental.

With deficiencies, no one is going to loan you on the property, so you'll have to plan on self-funding or funding outside traditional position players. 

My broker says he's very aggressive and says he does these all the time, but I know all the big players in this area and none of the landlords that I know are going to pay more than $30K -$35K 'cash' of their own money with that kind of risk (4 years that 'heirs' might come forward and claim rights to the property being the biggest).  

Without having seen the property and having actual bids for the work it's not possible to give an exact number, though, so if you move forward have an overage budget in mind, prioritize the list of repairs to save up for and re-run your numbers to see how the extra repairs affects your returns on the property.Some of those items can be deferred (A/C in particular, as it's October and you wouldn't close until it's November proper), but items like being able to lock the windows are hopefully easy fixes (you can usually add locks to older windows here) that shouldn't require a replacement.

You also need motivated players, an owner is not so picky, but your first buyer may have buyer's remorse and shown a better deal they may be willing to get out of the contract.

I suggest you really look at and prioritize what you want done because your budget will never satisfy your wish list.  

I don't really care for the turn-key outfits as I think that having multiple players keeps checks and balances in play.

There aren't many nationwide players in the space you described.

The major players can reduce cost per sf through volume.