Priced too high, rehab estimates too low, and they don't factor in the cost of selling (commissions and closing costs). 

Another almost closed, but thieves stole my water heater not once but twice as well as the furnace to add to my dilemma.

Quote from @Karen Seguin: Good afternoon, I am currently closing on my first commercial multi-family property and all of the tenants would like to stay and I would like them to stay as well.

Best to talk to attorneys though because there are implications in terms of interest payments, closing costs, etc.

This will help direct your search to the right areas, property types and price point.If you're purchasing all-cash, skip that step.Depending on your goal and preferred timeline for closing, the majority of your time should be spent searching for and analyzing deals.Searching: Look at public listing sites; connect with an investor friendly agent and choose 1 to work with who can search MLS and off-market inventory; for additional off-market options, consider growing your own database of wholesalers and homeowners Analyzing: Your agent can send comps and you can also search public listing sites for sold homes.

The house is a simple two bed one bath with a garage and a fenced in backyard.

I assume you’re going to be making all the sales and purchases in cash as you don’t want to get a $1M mortgage and then tell everyone you paid $100k when all the closing documents say otherwise. 

For closings, yes, you need an attorney. 

You provide a service (offer), you find people who need to buy your service (leads), you need to close them in order to get their business.

Congrats on the closing!