There are so many spontaneous expenses that may occur and wreck any chance of profitability.

What I don't like is undercapitalized buyers that get hung up and wreck the sellers credit.  

If the place looks like a wreck yet it’s in a great area what’s a good amount to offer?

Id focus on the arv for the neighborhood first not the 2% rule as arvs too low will become a problem later with tenants or  they will if you do 4 or 5 and wreck profits as the law of averages starts to take effect.

@AJ PryorHave you casually mentioned to the mother how non-payment will make it very difficult for her child to rent a place later, and wreck their credit score for a few years?

One of them is wrecked.

The argument that cash for keys wrecks the industry are crazy.

@Todd Powell Unfortunately, creativity and persistence are the only traits one needs to possess to wreck someone's life, violence is not necessary. 

We're definitely lucky that the Tenant didn't wreck the house.

Hire someone to manage or educate yourself before you wreck yourself.