The potential seller "doesn't want to disturb the tenants" when I ask if I can have a look.

Did you call the local sheriff/police for information on any calls or disturbances at their current residence?

The issue comes when it's disturbed.

If the unit is occupied,  care should be taken to not disturb the tenant any more than needed.  

(Seems petty but believe me it can happen)   Similarly if all the breakers are in the main residence then if the tenant pops a breaker they have to disturb you.You could also actually look at "real" duplexes and triplexes.   

Yet I still feel so disturbed when I see people drop $25,000-$50,000 in the heat of the moment because they make everything about their program seem impossible to succeed without.  

I should have added the JT seller you're partnering with will likely want to consult CPA and attorney to properly structure the deal so that it is not a "sale" for them in the IRS's eyes, as that would disturb their stepped up cost basis on their 1/3 interest.This is also important is places where property taxes are frozen until a the property is transferred, like California... what's that called again, Prop 9?

@Henry LazerowIt may be disturbing to some cultural groups, it may depend upon what images are on the body, but doubtful that it will affect the majority of people.

If they wanted to stiff me for tens of thousands of dollars they could.Most people are going to pay but if you have a 100 unit apartment and 10% decide not to pay you are in big trouble or have to deplete life savings just to stay afloat.If people start thinking that it is their "right" to choose to not pay rent there may be some very disturbing trends.

Because a disturbing number of my tenants spent their stimulus money on tattoos and big-screen TVs.