Hiring a certified mold restoration company (can be $$) sometimes is needed as some buyers want the assurance that the mold was remediated properly.

If you don't know the lease status yet, this would likely be step #1 for you.Depending on your goals for the home, having tenants in place may be a positive for you since tenants scare away some buyers, leading to less demand.

How has your hunt for the first deal going?

What if the service also offered feedback on how the home showed to potential buyers to present to the sellers?

Owners who use lease  to options to sell  usually see buyer as kind of Flaky. 

Kind of like a home buyer to live in a house versus an investor holding for rental.Sometimes the owner is putting that out there to try to sell anyway they can and you can still negotiate a great deal as an investor buyer.

Think about things like utilities, insurance, interest, taxes, typical consessions (seller paid closing costs for retail buyers), commissions, etc. - those things add up.

Your best hope is a retail DIY fixer upper buyer.  

If I found a buyer and had my agent represent both sides, would that be a good strategy?

That is up to the bank if it will go after the seller for the difference.Are you a cash buyer?