In an ideal world, I know I should have made this contingent on the house being transferred to me vacant, but I believe I am "in too deep" for that option.I also realize the buyer-beware in purchasing a property with existing tenants, especially those of a family friend.

It would need at least new floor, new paint, new windows, and a DEEP cleaning.3.

Swaths of the working class are still in a very deep ruts, and it’s likely that more will follow.

You can try to use generalizations to calculate whether or not a property may be worth it pretty quickly so that you do not need to dig super deep into each property which comes on the market ex: vacancy (8%), repairs (5-10% depending on age), etc.Feel free to DM me and I would be happy to see how I can help you speed up your analysis process.

You need some deep pockets and patience to take down a building with a 100,000 sf vacancy, put in $3-$4 in capex improvements and a 6% brokerage commission to get back to market.  

tough stuff.. sometimes I give my clients the same recommendation but I always wonder in my head if it smells like commission breath lol.The way that I see it is that at the lower end of the prices there is so much competition from people wanting to invest in real estate but not wanting to lose too much if they mess up.

I'm curious to know your take on places like Delaware and other mid Atlantic states vs deep south states as to where people are moving to.I live in NY and we have seen a mas exodus over the last couple of years. 

So I think you are screwed there With out me getting too deep in tne weeds, after one year some your commissions  are counted and after 2 years all your commissions are counted as income Good luck 

Go up there and do some "cloud work" to answer these questions and get a deep sense of your compelling vision for life (as far as you can see it) and then come down and do the "dirt work".

Make sure they know what they are doing and actually have a deal with enough breathing room to if things go wrong.