I would reiterate the point Nathan made in regard to developing a plan to have capital in the deal, no money down or tying up all of your money up in equity is typically not a good play.

Understand that it may be difficult for the tenants to find replacement housing, and especially with government subsidies playing a role, you may allow them a longer-than-average time to find new housing. 

@Steve Adler a lot of variables at play here man, and to be honest I'm probably not the most suitable person to be giving such major life advice, but a couple things do come to mind.

These properties sold during winter which I think played a role... as mentioned before sub 350k is tough to get now so knowing what areas should be priced at and trying to scoop properties below that is a very obvious, but tried and true method to build equity, particularly if you're okay with buying properties that need a facelift.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Even at 2% over 30 years that’s only 82k financed.This isn’t looking like much of a deal as a long term rental unless you are doing a pure appreciation play.

Having an LLC is not necessary.However, it should be decided once you have a conversation with an Attorney and an Insurance agent.Some factors that come into play are1) Your Net worth2) Your Risk Tolerance3) Your Risk Exposure

Adequate insurance is generally recommended as a first line of defense and may play a part in this decision as well. 

I have no clue if she talked to any buyers besides myself at any point but without playing games I told her I could pay her what she asked for.

A lot of investors seem to be buying in here as long term defense plays.

Mailers are long term plays, expensive, and have a low success rate.