Fingers crossed, will update.

I didnt really pursue any negotiations but did build rapport and got a inspection for her new house out of it, however she didn't feel insulted by the offer and may (crossing my fingers) follow up with me if she cant get the house sold.

You have all of the tools at your finger tips here.

You have to take into consideration the amount of repairs that will be needed, finding a reputable contractor, and keeping your fingers crossed that the house is not vandalized before you can get a tenant in the home, etc.   

After they make there investment, they don't have to lift a finger, except to sign for there distribution checks. 

She basically has me wrapped around her little finger except when money is involved.

Kept it recorded and crossed my fingers....6 years later they got their life together and wanted to clear the judgement...lucky me...What I learned after all these years is not keep bad people out of my nice homes.   

@Ryan Enk My market is permit free year round glorious occupancy and hundreds of workers at your finger tips so you can self manage from any distance. 13 million tourists, 12 thousand residents.

This will prevent it from sticking to your finger or the areas around your bead.

I have an itchy trigger finger, part of the reason why I like real estate is because it forces me to do better homework and stick with it for the long term.I guess my worry is, am I dumb for not "sheltering" money in a Solo 401k at all?