My company will go down to a 580 min. credit score on FHA.I bet with some homework, you can finance it now and then figure out how to do the rehab?

She didn’t tell me that she represents them (I know for sure her agency had the listing before it was canceled), but the way she worded everything in discussing the property, I would bet she is their agent now.

BUT, the positive would be:+ Catagory A neighborhood with stable renters+ Betting on property value will increase over 10+ yr given the neighborhood+ Turnkey rental, leases in place till 2018Would these positives balance out the lower CAP rate?

It isn't bad or good, it all depends on a persons goals and level of involvement, or lack of involvement, that they want. 

Unless you have an arrangement with the buyer for a flat fee or  assignment I am not sure how you can run your negotiations with the seller with your end buyer present.I recommend involving the buyer once you have the property under contract or there is nothing to stop them cutting you out of the deal.

Speak to all tenants involved and if the problem can not be resolved you have the option of evicting/non renewing the noisy tenants lease.

I think your best bet for something u can do right now would be to attend local metups in your area. network to other investors. try to develop a relationship with your local credit unions.

If you'd found this guy two or three months out there would be a few easy creative finance solutions involving above board vanilla 30YF Fannie stuff. 

I can find out whats important to them and what they need or want... but with a realtor involved there are a lot of unknowns and lost in communication issues.Ok... so my questions are: How do I propose this to a realtor and have it actually work? 

I've been looking for something like in the Beaumont area to get involved with.