Day one calcs never pan out.. you will pass on one that day one looked weak and the next thing you know it went up 100k in 3 years.. you will take one that looks great on paper but the neighborhood gets flooded with rentals and the property NEVER goes up and actually would cost money to sell.. 

Based on what you wrote it seems like you have a weak case against the tenant.

@Wes Barnes your description is weak too.

anything less is a sign of weakness and WILL be exploited by your tenant. 

But I would also say look realistically at your strengths/weaknesses. 

@jason medhurstMy relationships with other investors are fairly weak at this point.

This is a weak neighborhood but I couldn't resist the cash flow.

It mostly comes down to your goals, strengths, weaknesses, and your experience. 

The city has tagged both units as uninhabitable, but allows entry to retrieve belongings (it has heavy damage but is not in danger of falling down).To add to the saga, their credit is far worse than it was when we placed them in our unit due to the husband having chronic back issues that have prevented him from doing his job full time. 

A contingent-on-sale offer would be weak even if they were freshly under contract but their buyers hadn't passed the inspection period.