I observed the vandalism damage with my own eyes, then I wrote him a cash offer, but I offered him like 20k and he didn't take it.

I have observed that if there is more than one owner in the deal, it is purchased in an LP.  

Just my observations.

That way you don't risk any of your own capital, but get a chance to learn and observe first hand, so when you're ready to invest, you're way ahead of the game. 

@Don KonipolI actually laughed out loud at your comment about the seller being 'compensated' $100 when a buyer exercises their option to withdraw—it’s such a painfully accurate observation.

They will probably sue you and try to pierce the corporate veil, which requires them to prove that you didn't really operate the LLC as a separate entity, so to avoid that, you must keep really good books and observe all corporate formalities.  

I could be wrong, but that is my observation.

But our long history and trust means that I can treat his observations and decisions as an extension of mine.

I found out about bigger pockets at the beginning of this summer and have been a silent observer ever since.

Perhaps write down a decision analysis of all the great observations you have so you can see everything on paper and spend a lot of time weighing through it all.