No offense, but your lack of experience is showing. 

While I agree they don't always go on the offensive, some are quick to suggest going all-out to win across multiple buyers and essentially making them race to the top.

Permanent debt commercial mortgages also generally will not play with an in-place DSCR below 1.25% (possible exception for very strong/experienced borrower, but such a person wouldn't be making a thread like this one, no offense. :).An interesting result of the 1.25% DSCR being more firm on the commercial side is that rent-to-price ratios and cashflows are better.

No offense to the other posters, but this is all terrible advice.Terminate the lease and get rid of these tenants!!!

This "I have the secret  sauce no one else has" form of marketing is very offensive to me. 

Also no offense please but asking why they are selling is not something experienced buyers will ever ask it makes no difference and half the time they will lie anyway.  

Texas Plumbing Board penalized him for his other offenses but says they have zero to do with the ins part of it.

No offense, but when there are tenant problems, an excellent PM is worth their weight in gold. 

Hopefully, they focus on evictions, so they aren't overcharging you and know what they are doing.ROOKIE MISTAKE (no offense): You should NEVER accept tenant excuses because - desperate people do desperate things!

For your learned education: https://www.grammarly.com/blog/offence-offense/Offence vs.