I would like to offer the owner $3,000 to walk away from their headache, and flip the contract to a buy and holder, but I am wondering if the house is a good deal for a cash investor.

If you’re able to offer a lower rent but still cash flow positive you’re golden.

With that said, make sure to write something in the contract like "all units to be vacant upon close" in the conditions section if you decide to offer.

We have other nicer rentals that cash flow and appreciate, this would be to offer some affordable housing where there isn't much and a smaller purchase price for us to add more rentals.

I have not used Evolve, sound like they have a lot to offer.

It may not be what you want to hear but as has already been said it might be necessary to offer rent concessions.

It helps to have a sense of what you can bring to the table, because making a potential mentor have to "work" to find a way you can add value isn't really initially adding value, but placing an assignment on the mentor.I've found that many REI who are at meet ups are passionate and very willing to offer advice and sometimes their desire to contribute and give back and sense of satisfaction that get from that is the value added. 

When the panels are paid off, that's an even higher income stream.Another way would be to offer new tenants "free electric" with a higher lease payment.

You could also call a few local banks or credit unions and see what they have to offer as well.

I plan to offer this option to my kids when they’re your age, don’t see anything wrong with it in fact it makes a lot of sense.