@Kevin Moyer One factor that may or may not affect your decision is that the PAR lease is approved by the Pa State Attorney General Office as being "Plain Language" as defined by the Pa.

Plus here the schools closed the last three days of this week  because of the rain and 3 days last week from flu/too many people out sick, so not much is getting done anywhere.Also, they will be working Saturday too, which they generally do not. 

They are in disrepair, the seller is sick of the property and just wants out, the children inherited the property and have no idea how to run a rental, the owner is behind on their debt servicing.

As a landlord, I know the biggest headaches I face is when I have to turn and show a unit, so maybe catching one at that point will yield a deal from someone who is "sick of it"

For example I have trouble investing in plain vanilla US mutual funds that don't report to the UK HMRC.

They all did it to help save you from well what I feel like is plain stranger danger!

I know you would want a professional pool company to maintain it in case someone claimed your chemicals, or lack there of, made them sick.

Remember that a PM can't just ghost their tenants, so if you ever want to take a vacation / call in sick / etc., you'll need to pay someone else to take your place in the meantime. 

Just put down in plain English exactly what you want and when it has to happen by, and what happens if it doesn't happen.  

There are deals out there and they are on the MLS sometimes in plain sight and in wholesalers inventories.