I live in FL so I know about having to use A\C year round.As you know people mention a brand and price but not model which will ultimately determine the total cost.I was in the exact same situation and due to the rusted coil tubing, and overall condition of the Air Handler decided for a total A\C replacement.Payne is considered "Builders Grade" lowest grade and some A\C guys argue not to install them because it reflects on their reputation when you have problems with the system.Look for the highest seer rated, quietest, best warranty HVAC that is fairly priced.The installer is a HUGE part of the HVAC's life span, along with your regular changing filters, cleaning coils when needed, cleaning drain lines and vacuuming dust out of the Air Handler Cabinet.

They have put some conditions on the purchase.

The house is in very good condition, other than it has no central heat and air and some countertops and laminate in the kitchen.

Be sure to note in the move-in property condition report all items that are not attached to the building which you are leaving for the tenant's use.

The broker tends to be more in tune with what is transacting and market conditions.

After a couple of weeks of negotiation and getting her to accept the poor condition of the home we settled on a price of $39500 cash to her.  

@Detric MotonI like expired listings.I knock on their door.If they are not home, I put a pre-prepared yellow stick note like this one.If they answer, I ask them if their home is still for sale, If they say it is, I make an appointment to walk-through.I give them a cash offer (if wholesaling) or a sub2 or a lease purchase offer(s) (if in good condition).Good luck!

This packet should have contained all the vital info. needed to determine the health of the HOA, as it should contain budgets, minutes, etc. 

Got it for 30K almost move in ready condition, minor repairs.

Could be the condition of the property and the capital needed to actually recover any advances made.