While the property was listed, it had just fallen out of contract with another buyer and my agent had first hand insight into the condition and story behind the sale.

Is it ever a good decision to buy property in this condition?

Single family home off market seller wants. 271k house is in almost perfect condition.

For the drier vent, you can have it as a condition of the lease to have it professionally cleaned every year and ask for proof.  

However, we will be monitoring this closely throughout our DD period.Yes, Gwinnett County C2 zoning allows for congregate personal care homes; there is no special use/conditional use permit required. 

I have proof of what we provided and the units condition via photos as well as how new things are via receipt .

My hold up - do I try and rent right away - take the lower rent for now and add air conditioning later? 

I do see opportunities listed at lower price points, in my opinion most on the lower-end tend to be overpriced for location and condition, because there just aren't many listed for sale in that range.

The total package is the in the $400k range and single family homes in good condition in the area are selling in the $180k range.  

The total package is the in the $400k range and single family homes in good condition in the area are selling in the $180k range.