@Daniel Alfandre I have section 8 units in Baltimore and Wash DC.

Just that the party issuing the deed is washing their hands of their (possible) interest in the property.So, your ability to deal with the tenant or anything else involving the title is unclear.

AbsolutelyCould I rework the yard to keep water from washing it away again?   

Cracks in the foundation wall will be filled by using hydraulic cement and a rolled on elastomeric waterproofingmembrane will coat the entire foundation where exposed- Sewer jet the drain tile and downspout lines from the trench- Install new PVC drain tile with cleanouts, and downspout lines- Schedule inspection with city building department- Backfill with #57 washed gravel to 18" below grade- Reinstall concrete where removed- Reinstall existing topsoilEstimate $20,755 As everyone is so booked out these days and we are under discovery phase deadlines, they could only give us a range for replacement of the retaining wall of an additional $20-30K for a subcontractor excavator to remove the existing retaining wall and replace it. 

First, a macerating toilet that can use the drain pipe the washing machine used to use ($3,400 including the Liberty Ascent II toilet) or an ejector pump, which would be installed in the storage room on the other side of the wall; the pump option would of course require jack-hammering to create the pump pit ($1,200, I would supply the toilet). 

My niche is 2-4 unit housing for the first year or two and begin to add on larger commerical properties such as car washes, self storage units, and larger apartment complexes.

., at least one of them wants the deal to stay dead), then it just got much easier for that party to wash his/her hands of this.

Th rising rate environment will wash out all of the Johnny come lately investors who always appear at the end of a long up cycle.

I believe less renters would be interested in it.Curb appeal it looks like a don't care just give me the rent money house.A place someone would have to settle for for some reason, and that to me does not seem like the bulk of the renters would consider it as a place to live---leading to increased time on market.Lower your price and attract a more sketchy type renter--possibly.The exterior in the pics looks dirty, maybe pressure wash it maybe paint it.Why is the back partially painted, run out of paint?

Overall, we have had better luck investing passively with syndicators in apartments, car washes, self storage and ATM’s where we get monthly cash flow and great depreciation benefits.  7-10% cash flow per year with 16-19% IRR.