Keep in mind they might have sold it a month ago and are working through contingencies, so they haven't made it pending yet.

I sold quite a few parcels to folks growing weed illegally.

Instead, start by sharing why you’re interested and ask questions to understand the seller’s motivation like, ‘Why do you think it hasn’t sold yet?’

I've sold, owned and renovated plenty of plexes over the years and would be happy to chat if you'd like. 

The others are either still paying as agreed, the notes were sold, and two have refinanced out.

Any type of investment real estate anywhere in the US can be sold and replaced by any other type of investment real estate of any number of properties anywhere in the US.Washington to CA is perfectly fine.  

nothing wrong with that at all as the property is being sold to 3rd party.

There were 16,000 homes sold in Memphis in 2024.

Typically, this means about one house per year, but we went almost an entire year between flips from mid-'23 (sold one) to mid-24 (bought next).I no longer have any "full time flipper" friends. 

The issue was a person sold their home subject 2 and the person who bought it stopped paying.