I don't have much hope in this deal and my eggs aren't all in this basket!

Buying investment property with cash can make the process easier, but is it better to "put all your eggs in one basket" or spread your risk and leverage your capital with a hard money.

Let someone else work for free and you purchase the fruit of their labor.- Risk: large projects often over run. 

Real estate notes allows us the time to keep doing what we do best and still be able to grow our retirement basket with an above average return.2.

Already mentioned but worthy of repeating, are mortgage brokers that specialize in jumbo investments---jumbo buyers tend to investigate & explore lending options before entering the market/engaging the services of a realtor and this could prove to be a fruitful source of buyers.

Great pays are only done by your own fruits of labor.

Being that I have invested in Numerous Speculative Endeavors which are bearing fruit I just want it to be known that I don't care for negativity, just positive results.

This probably is why the family is selling with the tenant still in there.You have to look at TIME to close this deal and the RETURN and see if more sweeter low hanging fruit is available elsewhere.

As a new investor I do not see any low hanging fruit and I certainly have not found any notes discounted that much, unless they appear as lost causes. 

But as I said in previous post, as a noob you will want to know what RE investors are doing in the region you are in to know what is most fruitful.