If it's a lousy deal by every metric, don't sully your reputation by trying to convince someone else to buy it.

I was just seeing what others here would say/do.The main fixes are roof (a reputable company is running a special right now for $5k) and a wet basement.

That is the way a reputable company will approach this situation.Don't automatically assume the worst, but do not be foolish either.

If they know each other and talk you could get a reputation for being a bottom feeder.  

Curious if folks have any experience with a company called Synergistic investments and if they are reputable?  

If you ever get up into the land of larger multifamily deals, this reputation will follow you around.  

At the end of the day its a sales pitch and since i am working off their leads there is always going to be an element of salesmanship to it, but i will always try to be as upfront as possible and i will focus on the reputation of the company. :)

I am quite familiar with your turnkey operation as I have done some research on reputable providers and your names often comes up for Memphis and some of your other markets.

Highlight all the strong points of the property and the deal.Mission Statement: In a few paragraphs that succinctly state your purposeBackground/Resume: Present information about yourself and your experienceFinancial Statement: List your assets, liabilities, and net worthSite Location: Include list of benefits, maps, and proximity to shopping and schoolsDemographics: Present information about the people living in the area (income, education, etc)Competitor Analysis: Determine who your competitors are and the present average rents and sales comparisonsMarketing Strategy: Define your target market (tenants, buyers, etc)Financial Analysis: Include all the relevant financial data: last two years of financial statements for the propertycurrent year-to-date profit and loss statementcurrent rent rolland pro forma operating statementsfive-year profit and loss projectionsImprovements: Define capital improvements to be made to the propertyRepositioning Plan: Cover the following items as needed Explain how you plan to operate the property Plan for replacing the property management teamPlan for developing a new marketing planPlan to implement a resident retention programPlan for changing the reputation of the propertyPlan for building a sense of communityPlan for making changes to the current resident basePlan for acquiring your target rentersPlan for resolving any current issuesGive summary of when and how the property will reach break-even, and how you plan on paying the lender/investorKey members and advisors that are part of your team: show that you're a professional that knows how to leverage the experience of others to increase your credibility property management companyattorney & title companycontractorsPurchase Agreement: Include your sales contract with the sellerKey Milestone Dates: when the due diligence period expiresthe expiration of the financing contingencyclosing dateExhibits: Include photos of the propertyaerial mapstax returnssample floor plans, and the like

A neighborhood with a bad reputation, a salvage yard down the street that you have to drive past, being near an airport, could have odors from some factory a mile away under certain weather conditions that are common, these are EO factors you need to assess, as you say, build in more potential profit as you may end up giving more away.