I asked my realtor to put into the offer that the tenants would need to be out before the closing date, and he is uncomfortable with that contingency.

I drive-by mine and my clients' properties on a routine and regular basis. 

It is only when their inventory gets uncomfortably high or hold times too long that they start to deviate from the formula and think about dumping.

It's routine for the seller's agent to vet your lender - and it doesn't sound like you have one.

You said you have to be uncomfortable and I'm an introvert so there you have it lol wish me luck!

I’m just a half hour away from the border and have gotten really close to buying over there several times .i researched youngstown and warren each week as part of my routine .its a great place and all but I wouldn’t want to be doing it remotely.

I don't know...depends on how quickly I think it will sell and at what price.I just don't understand why an agent or brokerage will routinely print promotional materials, prepare market reports, spend hours touring homes and pitching to potential sellers, send mailers, cold call, etc. all in the interest of getting new listings, yet it's unheard of to incentivize a seller directly for the exclusive right to sell their home.  

Since its local to you, not a huge burden to do this if your tenant can't or is uncomfortable with it. 

They routinely do a bare bones title search only for recorded liens.  

I encourage you to get specific and set a target that may make you uncomfortable to plan for.