Quote from @Sarah Ali: The seller has a contract with the agent, which means they can't legally sell the property without compensating the agent.

You can invest OOS but the biggest thing is working with an investor friendly agent.

After some issues with the mortgage lender not doing their due diligence until the last minute they put in some of their commission to support the closing of this property.

The seller and their agent hopefully did a good job communicating with that tenant to set expectations.

You should have 25% down payment + closing costs, + an oh Sh*t fund on top of that. 

Understand Realtor (Agent) Fees- In Germany, real estate agent (Makler) fees are typically paid by the buyer and can range from 3-7% of the property purchase price, plus 19% VAT.- These fees are due at closing and are part of the overall transaction costs.6.

New 5-year Triple Net commercial lease with annual increases upon closing.

I also wouldn't touch hilltop with a 10' pole. struggled. old homes, over budget renovations, lots of issues. realtors push people here since it's the only place cheap houses close to downtown can be good but homes are 1900-1920.

Try to stay close to the median home price for that city. 

I'd find a sweet deal close it and see if you can get another one after that.