Lack of sun can be a serious problem....or there wouldn't be such a thing as Sunlight deficiency syndrom. 

A number of problems can arise with TCB sales, particularly deficient notice to the property owner.

Smallholder landlords and homeowners in inadequate neighborhoods are forced to pay a good part of the price for the deficiencies of our public health care system in the way you have described.

So the only time a good agent would recommend your offer over another is if it meets the above criteria best first.Many deals fall apart in due diligence because the property is significantly more deficient than advertised and you can't negotiate a middle ground. 

I remember the best years ago when my father was teaching me all about rental real estate in Australia.It was not unusual to had several European generations living in a home & they often collected a substantial amount of urine to boost the soils deficient in N, K & P under the fruit trees we had on the properties.

Your tenant does not have these desirable features and is trying to compensate for her deficiencies by blinding you with money.

Here is your problem: 1 - You spend your money on an income property, you will have nothing to move forward with, and have limited passive income until you can expand and move forward.2 - You use your money on a flip, you get your original cash back, with profit and can then move forward with a bigger sum of seed money, but...I would imagine you don't have the time or the team to do this.Your answer is, as Steve stated, to use your assets and team up with a partner(s) to fill in your deficiencies (as your assets fill theirs). 

They will provide actionable advice to correct the deficiencies.

If you have someone coming directly to you with a purchase that makes sense, I would lock it up in contract, take some time with ensuring it is properly vetted, then after your inspection, renegotiate with the seller and get a lower price based on the deficiencies you find. 

Plus you need to spend atleast $400k to fix the deficiencies it has.