If they can't stabilize the property and they default on the debt, typically this is the sellers responsibility  If they are coming with susbstabcial cash at closing - What's their exit strategy?

Based on your response I can give you some paths.  

The title company/settlement agent is responsible for more than half of the costs listed on a settlement statement. 

Quote from @Ricardo Marquez: Hi @Jennifer Stammberger this is Ricardo from yourserviceva, we are a real estate agency with non accent cold callers ready to start whenever you want, I'll text you our info on private also-Ricardo Marquez Hi Recardo, I am looking for a good cold calling company as well, to help call and negotiate RE property prices with prospective sellers.Looking forward to your response. 

Quote from @Jason Malabute: Thanks Jason for the response. 

From furniture breaking and needing to be replaced, and it being a he said, she said on who was responsible for the damage.

@Drago Stanimirovic Thank you so much for that response.

Thank you Tim for the response.

Have some initial conversations to see who’s responsive, knowledgeable, and investor-friendly.Once you find a good fit, you can focus on building a strong relationship with that one realtor.

It's not over until the end of their lease term, or the rerenting of their unit earlier, or the remaining tenant agreeing to accept 100% responsibility for the unit.