To improve your business going forward, it is important that you recognize how you created the problem.There are a portion of residents that if you give them an inch, they will take mile. 

This could improve your margins.Occupancy Rate: A 60% occupancy rate seems low for Jax Beach, but that is a reasonable conservative baseline. 

He parked his car, and ran up on us with his arms in the air yelling "dont shoot me". 

Over the past 6 months I have been really researching and devoting myself to self improvement and learning.

Love the drive you have to continue to improve your portfolio and don't let a NO deter you from asking elsewhere.

• Resources for Learning: We’re working on improving our deal analysis skills and would love recommendations for tools, books, courses, or calculators tailored for beginners.• Networking and Connections: Are there local Bay Area meetups or forums for new investors?

If a buyer agent asks how much commission the seller is offering, the response is: "seller is expecting to pay a commission, buyer and buyer agent should decide on the amount and include it in your offer"This is a huge improvement for buyers, because the buyer agent commission is more transparent, and easier to negotiate.

I am not looking to make major improvements, but I am looking to enter and secure it.

First you need to learn to separate the following:Maintenance: usually things related to wear & tear or tenant damage.Repairs: usually broken items like doors & windows, caused by tenant or nature.Capital Improvements: usually expensive things that wear out: hot water tanks, furnaces, roofs, etc.The seller is correct that Repairs & Capital Improvement items should not be a factor for awhile (ALWAYS get your own inspection to confirm).

It's all about the location, you might be able to buy a cheap house, but if it's in an area with nothing but other cheap houses and in an area that is "not desirable" you're not going to make much money on it, either in improvements or rent.