There is junk out there in weak suburban to rural areas with mom and pop tenants where you might get close all cash but long term a bad investment. 9 caps were 4 to 5 years ago for NNN.Now you could nationally get a high quality retail strip center for say 7.5 cap and with the proper debt structure with 30% down achieve close to the 10% cash on cash going in by leveraging.

That may sound like BS to many, but loading up the house with family and friends really DOES reveal any weakness in a fully guest occupied condition. 

;) Time is a friend to a wonderful property in a strong market, and the enemy of not so wonderful one in a weak market.

A Listing Agent, unless specifically authorized by the Seller, can never provide specifics of motivation, details of offers received, or other "inside" info that would show a weakness on the part of the Seller.

I've learned a lot about my strengths and weaknesses in these times.So, I can't offer a whole lot of advice because I'm where you are, but I'll offer this as a commiseration :)

I mean by month #2 (per your mortage and note, you need to have 30 days till deliquent) and no payment and texting and email gets weak answers, file for foreclosure.  

What your strength and weaknesses, are you comfortable going out and speaking to distressed owners?

What might I be able to do to help compensate for those weaknesses? 

One major struggle for the city is the cost of car insurance and the weak public transportation.

Pot is such a weak drug, the current hysteria about how pot should not be legalized in some states by conservatives is ridiculous, some are even against medical use ( even while doctors are prescribing Oxys to people who say they have pain) Honestly pot mellows people out, it is better to have a pothead for a tenant than a drunk who is breaking doors and punching holes in walls.