Is there a way I can legally and ethically contact the seller, hear their predicament, find a deal and still leave a good relationship between me, seller, Realtor(s), and tenant?

The second you hire him to do anything on acquisition, even if the offer is turned down or even if it is not made, he can no longer ethicly take any action to buy one of these properties, or even disclose them to another person because it would be a conflict with a client.

On another note, the families that live in lower income neighborhoods have a different work ethic I think.

If it wasn't you may not have recourse to the seller to have extermination/treatment done.

Your value, and what you can sell, is knowledge, work ethic, and enthusiasm.

I use the basic blinds from Lowes/Home Depot , tenant is responsible for curtains/window treatment

They quoted $1400 but that's treatments.

If you owner-occupy, you could get favorable financing, tax treatment and may be able to include money for renovations in your loan.

A listing broker is required to present all offers unless otherwise expressly excluded by their client in their agency agreement.In our state we have a "Short Sale Addendum to Purchase and Sale Agreement" that is a requisite disclosure, but any offer can be made by a purchaser that does not wish to accept the terms of the addendum, and as a broker I am ethically obligated to submit the offer.

So for example, a taxpayer that lost timberland property used for logging could not replace that property with a parking lot and qualify for non-recognition under Section 1033.Property that has been condemned enjoys more liberal treatment, and instead of being judged by the “similar or related in use” standard, is determined by expansive definition of like-kind similar to that of Section 1031.