So in other words all the hard and time consuming tasks are already done and the property is cash flowing from day one".It is very important you do not just invest on faith, learn the area, the team you intend on working with, really drilling down if the boutique supplier is offering you value for your strategy.

If this was from an inspection you had performed, a.

I'll share the "why" at the bottom of this post.I think you would be much better served to find an agent that will perform these tasks for you on your own. 

Don't know the terms of the offer or if an agent was engaged in the transaction, but this is a case where DIY fails due to insufficient understanding.The offer should have NOT been on a standard residential form, but used a Commercial Property FormThat form gives the opportunity to require the seller [x]  To deliver the property vacant.OR on the standard form, to add that contingency Without that, the BUYER is required (in Calif at least) to perform a NO Fault Eviction and that means relocation fees will be awarded to the tenant.I fear this was a DIY purchase and you're on the hook for the consequences.

There are a number of good Indy realtors on BP if you perform a quick search.  

We would be more than willing to, knock on doors, help with renovations, perform administrative work, or anything we can do to give someone a hand in exchange for some real world exposure to the industry. 

On the contrary, the BP marketplace is a great resource to define a performing asset. 

Free and clear RE is the only thing I can think of that would be ok under hyper-inflation OR deflation AND still perform reasonably well if neither occur.

Also, does anyone know of any good contractors who operate in the area who are honest and perform well?

An attorney may be able to find a way to prove the PM company has failed to do their job and is guilty of "non-performance".