I'm betting they dinged the walls a bit when they moved in (which happens). 

While most will invest in non judicial Versus judicial, you also find judicial notes in greater quantity and typically at a lower price pointIf it’s from a broker the first thing I do is determine the seller as there are a lot of sellers who put out tapes I won’t waste my time with as their price point is extraordinary

I just don’t want to waste anyone’s time by having them officially apply and go through the process if I know I’m going to deny them just based on the pre-qual questionnaire.

If you are running around chasing deals without any confirmed capital source, you are wasting yours and many other people's time.  

I'm sure they don't want to waste time for tire kicker calls on property but I made a genuine offer and was completely shut down. 

I didn't think it through the first time and I need to keep a buissness professional relationship with them so getting into a small multifamily makes more sense to me where my walls are seperate.

Doing it that way not only pisses your lender off by wasting their time but it also makes your realtor look bad last minute and likely sours his relationship with the seller and/or the listing agent as well.My advice, use it as a learning experience for your next investment. 

I’m currently looking at property with the highway sound barrier wall at the end of the property line.

Investing might be a bit much for him at the time but I think he could be (with a bit of work) a decent PM.OR would it be a waste of my time?

They just can't plan their future that well so it's a waste of your time.