I have Section 8 rentals in Cleveland, Ohio and Concord, Ca and Oakland, Ca and those tenants are by far the most reliable, maintenance free and hassle free tenants I have compared to my cash tenants because either myself or my property manager screened them properly.

Hey Justin, that's awesome that you've been working in the industry for several years already, understanding how to properly screen tenants/manage properties is a huge component of owning rentals.

That will be a heavy price to pay to fix and will only keep coming back until fixed properly.

I would love to reach out to the owner directly via a letter and offer but i wanted to be sure that I do it carefully and armed with all the correct advice to do it properly!

It sounds great in practice but is much harder to implement properly.

Add in the services of a transaction coordinator (~$400) to help with paperwork and IMO it's the most effective use of your money with the least amount of work. 

Find a reliable property manager that you can trust to properly screen your tenants and show your property.

As stated above ^^, Toledo market can be tricky if you do not have the proper connections and guidance. 

The one piece of advice I would have given myself would be to vet the end buyer properly. 

Nothing has to be flashy... just fresh colors, clean, and coordinated.