If month to month, you have the dual options of raising rent on thirty day notice, and/or giving 30 days to move out. 

All tenants are reportedly current on rents The current owner appears to have bought it at $179k in fall 2018 and reportedly put $100k into it ( a new roof, new insulation, new dual pane, energy efficient windows, fresh interior and exterior paint, shaker cabinets and counters, new tile and carpet flooring throughout, and electrical/plumbing improvements. ) At the asking price, with 20% down, assuming $3k in repairs it would give about $1100 in cashflow (above all expenses) which would be 16.5 % cash on cash return. 

The above mentioned Code of Rthics aside, I THInK that’s why some States prohibit dual agency representation.

You can't upgrade it (like with dual pane vinyl instead of single-pane wood sash) and a lot the stuff you need to pull permits for needs to get architectural OK. 

Malls and lifestyle centers anchored by these types of tenants will face dual challenges of a sudden loss of rent revenue, as many stores have already defaulted on April payments, and accelerated closures and bankruptcies combined with the costs associated with repositioning and leasing the large spaces they once occupied.

OK, so, call me old fashioned....but, I would slapper her nearest male relative with a white glove and challenge them to a dual with flint-lock pistols!

Is there a dual-promote?

Wires at the top of the pole are high voltage wires that feed power to a nearby elementary school. 

Is there anything I'm missing out on by going the dual agency route? 

Real estate agent acted as dual agent and called me because she knew I was interested in a fixer upper.