I completely get what you’re saying I was moral or less trying to find out more about the Riverview area.

From pics - complete remodel needed, some rooms gutted to studs & sub floor.

Next sign of trouble is roach infestation which is completely caused by tenant cleanliness issues.

The sellers are completing the RPD, and they can provide a yes, no, or no representation.

In this case I completely agree that they do not have full cycle experience, and it's completely unknown how well they will do when the next downturn comes.

The rent rolls demonstrate right around 5500 per month in income on the 6 units and our offer is at 200k which would be a great return for us assuming the houses aren't completely falling apart and the tenants are current on rent.

Maintenance is usually a landlord responsibility.Note that your costs (mortgage, HOA fees, utilities, etc.) are completely irrelevant to determining rent. 

There have been a few discussions in the past regarding small flat-annual fee and transaction-fee only brokers out there, but I'm thinking through a scenario where, I, as the investor using my own cash, I wouldn't be paying commissions to myself, which means I would completely dodge the transaction fees and would only be subject to paying the annual fee of around $200.

Unless this is owner occupied you aren't going to be able to do much better than 20-25% since it's multi family..... exception being you have the funds to buy cash, do the repairs cash, and then do a cash out refi once repairs are completed.

Or maybe complete a few aspects of the rehab now so that when they leave you tackle the rest more quickly.