The old saying of buying the ugliest in a great location fits this property, but after reading other posts I know there will probably be difficulties with gaining clear title from an Upset Sale in any sort of timely manner.  

How difficult is it to transfer properties under my name to an LLC at a future date?

In July, the U.S. commercial real estate market experienced mixed results, with property price gains slowing, particularly among individual investors.

No one else had reached him.On the MLS and other mediums I'm competing with people that are more experienced, have superior marketing, can offer cash, can offer better terms, and can close faster.

You, being experienced in residential as a landlord, understand that his major problem is that he is not selective in choosing tenants merely doing a very superficial background check and basically jumping at the first person to apply.

Do experienced investors steer clear of such properties? 

@Ben Oestrike   Since you've noted this would be a PA Sheriff Sale situation and with my limited experience and @Jay Hinrichs very extensive experience, we've both noted an experienced lender is very unlikely to provide funds for a purchase.   

I would contact @Don Konipol  He is by far from what I have seen the most experienced and sharpest private lender on this site and has the bandwidth to do the larger loans complete opposite of what I do..

While Kansas and Las Vegas had mixed success, Western New York experienced great success. 

Perhaps some of the more experienced folks from Cleveland have insight on this?