can't catch up, lender won't work with them based on their now income.  

I am the first to catch word of retiring landlord with 150 dirt cheap off market properties in a small town close to me. 

@Angelica Gray If an insured house catches fire, insurance companies pay for family to stay in temporary housing.

I saw so many multifamily for sale under $100 thousand in 12209, but not sure if it is a good catch.

What we did was to start rent higher for new tenants, then gradually let the old tenants catch up.

So it takes awhile to catch up, but they're paying their actual fair share of usage.

There is also one big issue with your tax projection - the taxes of $280 are based on the vacant land taxes and will likely go up to ~$2000-$3000 in a year or so when the assessor catches up with you.I realize there is a 1031 involved so a real estate purchase is necessary, but you should compare your ROI to a safe yielding instrument like a 10 year T-note or AAA corporate bond yield. 

If they are solid, they pick up after themselves in common areas, keep the dishwasher running, and treat it like a home, making it *much* easier for me to keep it clean and ready for STR guests. 1-2 a month as needed I sweep/mop/catch up however needed, clean bathroom, etc.

If you don't catch it right away, the cabinet is ruined.  

In fact, most states probably consider wholesaling an illegal activity because wholesalers are not licensed to sign contracts on behalf of others, yet that's exactly what they do.It's very difficult to catch someone in the act of wholesaling, particularly if all parties agree to it and there are no complaints.