maybe you can form your own mastermind / small group of local people in your same situation and work on strategies together.I think @Marcus Auerbach totally nailed it. 

The difference in locations between one mile and five miles could be highly subjective and difficult to nail down.

In a location like this, you kind of have to nail it.

Financing- build a relationship with a regional banker, don’t shop for interest rates, start small and build history and loyalty they are your team, Cross collateralize, deposit CD/MM or custodial account with bank for loan, give them monthly updates, nail your deal analysis, do stress tests on your deal analysis-cost/interest rate/deal length/ sale price etc. 12.

Nailing down a buy box in the area, funding, and having a plan will come out of absorbing a ton of knowledge and narrowing down to what makes the most sense to you, what fits your life, and what fits your goals the best. 

Yeah well the not being liable has left the corral... both those guys are liable.. just depends on who wants to stick up for themselves.. most of these companies that get nailed you will see on American greed and other shows they get nailed for wire fraud.. now many think wire fraud is just stealing money its NOT.. its also sending false statements over the internet or websites or marketing.. there is a lot that goes into wire fraud.. whether that's the case here who knows. 

Seeing how they were all brand new accounts and they have now been banned is the nail in the coffin for me!

You hit the nail on the head.

@Evan Polaskiyou nailed it - control and liquidity. 

It doesn't sound like you are ready to make an offer if you haven't worked to nail down estimates for these items and MORE like utilities, furnishings, etc.