Purchasing a STR in a somewhat sketch area is a terrible idea and as others have mentioned, is going to open you up to potential issues. 

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

If purchase this RE, ETC Mar 2024

.: What does the surge in 2024 of newbies (inexperienced & making mistakes) doing creative financing purchases, mean for 2025?

Look into seller financing or subject to properties in the area that you want to purchase. 

Tenant signed a lease starting in November and wants to break their lease on February 15th because they've purchased a house.

My GUESS is these homeowners have been tricked/screwed in to signing a long term power purchase agreement, often with no buy out provision.

The reality is, most of illegal immigrants 1. can't purchase a house due to not reporting tax and not having social security number.2. can't rent A or B rental properties due to the same reason above.Thier impacts on rental properties or housing market is very small unlike many people believe.

i have seen that quadplex on the market for a while and yea it is definitely more than i would like to tackle right now but i think i could possibly make that SF work thank you for the recommendations  @Anthony Benoit For what it's worth, I'd estimate you'd need to negotiate the purchase price on that SF down a bit to make the numbers work in that area (BRRR or F/F).

Our first purchases were ones that we lived in and added value while we learned.