Her hair dresser happened to speak with a friend who was desperate to get rid of a house she inherited.

Generally, it's not worth even making an offer until they are desperate, meaning foreclosure is imminent and the property owner does not have the funds to redeem the property by paying off the tax debt.

I know many investors want to see the 2% rule, but in this area, I'm not sure that is reasonable unless my first property was one in desperate need of rehab.

Desperate people, properties and circumstances are their bread and butter.

It seems to me that good and perhaps slightly desperate folks are drinking the "subject to" Kool-Aid. 

She’s said some nasty things out of desperation and I’ve alway come back with polite yet firm responses, trying not to get emotionally involved.  

@Jacob Ferguson - read this http://greeneincome.com/index.php/2018/10/29/ideal-vs-desperate-investor/

You’ll need to show Proof of your ability to buy, and an EM deposit,  before they will look at a purchase contract.For wholesaling, you need to find off market, desperate and/or ignorant sellers.  

Be long to hire, and quick to fire My worst and most costly business relationships were those that came from a desperate need to fill the position quick.

If you don't have employees, that saves you money, but then you are basically living in the coffee shop.I don't know how much you need, but in my opinion, $15,000 isn't nearly enough.I know if I were representing the landlord, I'd want to see that you had a lot more that set aside, unless I was a desperate landlord who was looking for any tenants I could get.I actually have a client with a coffee shop and it's a tough business.I'm not trying to discourage you, I just want you to go in with your eyes wide open.