The problem is that you don't get an opportunity to do an inspection before you buy.If you buy pre-sale from the owner, you have arrears to bring current, getting the owner to move after you have solved their problem and taken the pressure off, along with the previously listed concerns.

Ryan Dossey that's a great Pro Tip, that I will write right along slide my list.

Exploring alternative options, I inquired about a property that was listed for rent.

I have made my own list of leads as well with some properties that I find vacant, probate, tax lien. but have only helped an out of state realtor on a deal a yr ago. and 2025 I would like to have the right people to go to with questions and or properties when I talk/find home owners that are willing to get rid of the property as well. 

On the initial agreement, it clearly stated that the buyer was going to be using financing and listed the terms of their financing

We spend far too little time looking for small multi-family deals in this area for the reasons you listed although we would look closely at an off-market (perhaps owner financed deal).

I don't think this is something new, for the past few years I noticed the first 48 hours I post a rental listing I get a few emails asking if I accept section 8. 

I noticed their business is listed as an LLC on their Zillow profile, and we also found that they have a few other unrelated LLC businesses that didn’t seem to work out for them over the years and were short-lived.

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If you need to get it rented fast, a great property manager would list the home for $2100 (below market) and get several quality applicants competing against each other to drive the price up to the max so you don't risk vacancy by starting out too high and gradually reducing to find the sweet spot.