The last thing I'd do is put down an EMD to get something under contract before I visited a property that's so poorly managed (not to be overly judge mental) that there are no lease agreements.

I made a mental note to go get it but forgot to write it down.

The other 4 units just need carpet and paint and 1 or 2 light fixtures replaced to get rent ready again.I bought it from a landlord that let things go and mentally checked out.We are working to correct the maintenance issues and retain the good tenants.

If you clearly know the goal as you have mentally already been there you can then figure out the path that will get you there.John Corey

I've listed the property on craigslist and have the vacancies posted there as well.What else can I do, I know I made a lot of mistakes and am willing to walk on this one and probably REI altogether, I thought I was prepared, but I was totally wrong and have devastated my savings and mental outlook on this whole business of investing.I'd be willing to take the losses and walk but I need to know what people here think.

I am also located in a rural area where it is not always easy to find people with the investors mentality to help. 

Thanks for what you said because I need all the mental help I can get!  

Perhaps there's kind of a more regional 'follow the leader' kind of pack mentality with some bank guidelines where you're from. 

Their fear is that if you are too cheap, and the previous contractor has issues, it goes on them, instead of this mentality, I would simply explain to the client, and pretty sure it's an easy transition.

This duplex is next to a Baptist Church, which I believe is a positive.I'm very excited with this acquisition and believe I have the right mentality for land-lording.