Joke ... you don't really want to see what I look like ... let's just say I'm not getting by on my good looks, or my winning personality for that matter.

We manage several hundred tenants and know how to handle this and we know the laws in our state.Giving cash for keys definitely does not feel good but a protracted eviction in our tenant friendly state of 3 to 4 months, which is the normal plus attorney fees will easily exceed $10,000 depending on the monthly rental cost.

I can pretty easily find good tenants and screen them myself. 

Jeff Dilldine’s first fix-and-flip turned out to be a major win, as the home sold for $425,000, delivering an excellent profit.

An older property with low interest rate and into cap-x can easily do much more poorly than a newer unit with double or even triple the interest rate but limited or no cap-x. 

If they are under paying then I would try to find a win/win where they pay but you handle the vendor relations.

Win-win. 

As long as you are cash flowing or have the capacity to stick it out in the higher interest rate market buying at a lower price is always a win.

We all chase cash flow in the beginning, but property and rent appreciation over time is how you get the big wins. 

Even though I'd probably win on a legal argument for no requirement to disclose, the buyer could get cold feet at the 11th hour.