The biggest thing to help ease investors is have proof of payment, proof tenants are current, maintenance history(at least recently), have leases on hand, transparency, and being able to walk the properties. 

Now, I'm walking in with equity...what's the best thing to do here?

Yes, I checked the NJ standard lease that I used and it states under Tenants repairs and maintenance: The tenant shall: Keep the walks and driveway free from dirt, debris, snow, ice and any hazardous objects.I drove by yesterday and sure enough he cleaned up the leaves.

I mostly was looking at that because he said " I could walk right in to it."

Pay a contractor to walk a property you have under contract and get a bid.

We recently had a contractor walk our primary for renovations and he’s 9 months out.

Also built a custom walk-in closet to it.

I have also found that it's important to have them sign estoppel certificates before closing, regardless of property type or size; especially if the owner supposedly doesn't have leases.These days I'm happy to walk if an owner is going out of their way to not let me talk to tenants or get estoppel certs/existing leases.

She walked in and saw the scene and said she hasn’t been the same since.

As you get better you should be able to walk a property for 30 minutes and have a ballpark rehab number so you can make an offer.