Also, I am working with a RE lawyer within the area and with proper documentation, he shouldn't be able to take a lien or sell the property.

Making money on the buy is an old saying, but it is really making equity on the buy.My final comment "Lastly is you make money on the buy not the sell." regardless of it's age will withstand the test of time for the simple reason that purchasing properly regardless of market conditions greatly enhances your odds of having equity.

@Caleb Heimsoth The maintenance guy brought the HVAC guy with him and they confirmed that the central isn't working or installed properly.

If you are in state and can watch over your property more closely and manage it yourself, I think that it is not as risky; as long as you have screened your tenant properly.

Sometimes if the Tax Claim Bureau is of a mind, they MAY negate the sale, give the bidder back their bid price and auction off the property later with proper notice. 

This would be a pretty good product if you had no other options.2 units on property - Is one unit larger than the other? 

I'll have to take photos tomorrow to properly illustrate.The neighbor also said that the mainline water pipe had several leaks in the past and has pictures to prove it.

You can see if the seller has been patching and fixing with cheap and improper repairs to suck out all the cash flow  instead of properly maintaining the asset during ownership.

I thought I had selected the proper forum on my phone while writing this.

BUT - I wouldn't feel "right" marking up my product so much that it wouldn't be passing appraisal (which happens a lot with memphis invest).