I have a clause in the deal so that's easy, but I'm soooo embarrassed and hate to tell this old lady I can't buy her house.

No one can predict the future.Example: back in the day, having wood floors was embarrassing because you couldn't afford carpeting. 

Those offers embarrass her I guess.The Banks have been our greatest asset. in house loans 15 -20 yr amortization.

Tenants are usually embarrassed to report this issue, so multiply this by an entire building and you will have several units that might not report the issue.

Ask questions, research questions, and don't be embarrassed to bug the mess out of your realtor/loan officer.

Manolo above, two of some of the most well-respected contributors on this website (but I didn't put the @ because it would be a bit embarrassing for them to say that).  

In the pro forma (this is really a hybrid of some info) he says there was $29,113.00 of "2017 uncollected rent" with 3 evictions ($22,802 of the total...basically a full year unpaid) out of the 8 units and 1 "vacated" ($4,450).Assuming I move forward, my price will be embarrassingly low, so that I can either deal with some mistakes of my own or bring in a partner on a great deal.

I wish you would have done so previously, rather than bate me into embarrassing myself in a public forum.

I'm at a point where fear and embarrassment are taking over.

I walked back into the house frazzled, embarrassed.