Just looking to see what others would entertain for this scenario.Thanks in advance!

Since you have 4K in reserves, I would ONLY be entertaining an SFR property that is relatively new and turn key. 

Coincidentally he wasn’t actively looking to sell but would entertain the sale due to the fact that he self manages and lives ~50 minutes away (1 way).

Knocking out mailboxes happens to be a weekend entertainment for drunken youth ages 16-23ish.

I find that I learn a lot from them and they are pretty entertaining as well :)

The entertainment center is right by the front door, and the HDTV had a crack and no picture in the corner closest to the door. 

That means close to urban hubs (if that applies in your area), close to mass transit, work, shopping, dinning, and entertainment.

I thought there would be more entertainment in this thread...

The broker or agent could have instructions from their client to pre-screen the capability of the buyer(s).Out of town buyers some sellers instruct the listing broker or agent not to go under contract or entertain an LOI UNTIL the buyer has driven by and seen the property and decided they still want it.If I believed everything told to me without proof over the years I would be a hamster running around in circles going nowhere.There are always other properties to look at. 

For example, receptacles in a family room that are intended to serve home entertainment equipment or home office equipment may be placed in corners, may be grouped, or may be placed in a convenient location.