This was especially sinister because to the tenants, the locks functioned normally, but they would unlock with any key that fit the grooves (most any house key).I understand that one of their ex's lived across the street for the first few years they were there.

Normally these are not approved for such use and in some cases it was the tenants that did not the landlord.

That office functions just like the executor of a normal estate and would have to approve any transaction regarding the assets of the estate.

I am Imagine the loan of course would need to be small enough to take a gamble, but large enough to make other investors take a 2nd look.

I used it on some 'normal' rentals (not expensive / not cheap) and it did the job I wanted. 

Is it normally 1.5 or 3%.  

It seems it's just gamble.

Most likely the seller will be choosing the cheapest price which normally isn't the best job/warranty's,materials,etc.I would prefer a credit for the roof, whether that is a reduction in price or a check at settlement.

I would normally advertise 15+ residential rentals marketed at this time of year.

And normally, the lawyer will help draft the operating agreement or partnership agreement.