I agree with our fellow investors , it's a good deal for first shot I see that you want to invest in your back yard , I think we have a better cap rates here in Jacsonville FL on 100+ Rentals that we have here but they are cash buys so take under consideration the cost for that loan in yours.

But if it would only rent for $600-$700, it doesn't seem like it's worth renting, and maybe you might be better off selling as long as you could get a decent price. 

I eliminated the Struck to County liens that all received 16%:The Vacant land again had decent interest rates, had a large number of liens available, and had the least amount of competition (bids).

This friend's perspective on these tenants is that while most are decent, there are a lot of limitations dealing with them.  

I have what I believe to be a decent job.

Yes a L.L.C can be cracked by a decent lawyer better off with a umbrella .

The building is concrete block and previous owners built on the side of it another "Wooden frame" store front which is "attached".Each unit is being rented out under market value, and decent condition.The property does not have a CO (calling town this week) but is in working condition and fully rented out. which is strange?

As mentioned above, direct mail works decent as well.In addition, it sounds like you are making several offers already and not winning the bid.  

I am going to give it a shot.

I’ve been working for the USPS as a mail processing clerk for the past three years - I handle and organize letters and packages (via methods of machine sorting and hand sorting) for the carrier routes the next morning.Overall, the post office has treated me well, putting fairly decent checks in my pocket with some pretty sweet benefits to go along with them.