Talk to them about their services.2) Call the local reps from the national chains, Marcus & Millichap, CBRE, JLL.

Many large, national chains have no training and no focus on investing at all. 

Just for background, I work in logistics and supply chain management. 

(Utilities were rounded up on my part)The asking price is $115K (in a very small town, but the biggest town within a 50 mile radius).Monthly Rent                                          280010% Vacancy                                        -    280Gross Monthly Operating Income     252010% Property Management                   28010% Repairs Maintenance                      28010% CapEx Reserves                                280Property Taxes                                          280Property Insurance                                   200Heat                                                             270Electricity                                                    225Water                                                             75Monthly Operating Expenses              1890   Total Annual Operating Income           30240 Total Annual Operating Expenses     - 22680Annual Net Operating Income             7560Purchase Price                                    115000Cap Rate                                                6.57%25% Down Payment on Loan             28750Loan Amount                                        86250Closing Costs                                             300Length of Mortgage                             20 yrsAnnual Interest Rate                              5.0%Total Annual Debt Service                  6831Annual Cash Flow                                    729Monthly Cash Flow                                  $60Cash on Cash ROI                                   2.3%When I first saw a "6 unit apartment for only $115K" I thought it was a gold mine.

Buy from seasoned, established sellers, instead of some joker broker daisy chain on Fakebook or Linkedin...

But we're a couple hundred years into it at this point.If you review the chain of title to every property that is subject to ground rent, you will find that at some point back in time the fee simple owner of the land decided to create a ground lease.

There is some type of official paperwork that you file with your city/county that when the buyer tries to close on the property with the seller, your contract shows up as part of the chain of title.

But I doubt this is the case from the sounds of it.I have purchased properties before where there were incredibly complex title searches, where multiple estates were involved, heirs died without a will, hand written deeds in the chain with incorrect or incomplete legal descriptions, etc. - and in instances like these, I've paid the closing attorney upwards of $1k - $2k just for his fee alone.

My company has over $100 Million dollars of currently finished and built properties for sale right now in four different states in four major markets: Park Slope and Caroll Garden Brooklyn NY ; the New Jersey Gold Coast overlooking Manhattan ; Center City Philadelphia prime Rittenhouse Square ; And dozens of oceanfront condominiums and single family homes along the beach in super prime Palm Beach County Florida.

They are pulling your chain.