My washes are certainly somewhat different than yours, but they are more similar than an apartment building. 

As a result, the tenant was told not to use the exit for anything other than an emergency.The residence only two exits.There is no logical reason why the tenant HAS to use the porch for any reason other than an emergency.

I want to know if this large of a yard would be more of a liability than an asset.

A new house might be less to maintain, but there are plenty of scenarios where a new house will cost you WAY more to maintain than an old house.

I've had many selling agents cold calling me since i listed, and 1 even said my listing price was good, that he could probably sell it and get me net what i was asking for.At this point I wold not accept the $85k offer, and wouldnt' accept anything nearly that low, without exhausting the option of using a selling agent, to see if his promise is true. 

Definitely not an exhaustive list, but it gets the juices flowing. 

Since you are looking to live in it, you may be able to get a better deal than an investor on some properties.

I know it's normal for a tax value to be less than an asking price or even comparable value but that much of a difference is intriguing.

.,  and then they were exhausted and slept in.  

Your clients probably won't be a fan of riding with or even following some car with a loud exhaust and ridiculously loud blow-off valve (assuming it's turbo).