My advice is always to pay off bad debt ahead of doing investing.

This is a townhome, but even discounting for vacancy we're at -$470 CF per month...which maybe isn't as bad and could yield positive in a couple of years after some rent increase?

At a very high level can you share the good, the bad, and the ugly about it?

If on branches, and other vents on those branches work, then see # 2 above.Fourth -- based on what you've written, your building is no doubt a hopeless money trap and you would be better off just mailing the keys to the bank and moving to Lapland for a career in reindeer herding

I have been browsing through google and yelp reviews but I see good and then I also see the bad reviews in detail description.  

She has shown me several already and some times I feel bad asking her to show me so many knowing it will be a while before I can buy or before I choose the perfect one.Also, I will be looking at off market deals....can you get a very good feel for a place when it is full of tenants....and is it hard viewing a full home, when you have intentions of kicking them all out when I purchase it?

That's not so bad.

A good rule of thumb is whenever a guru says "Quit Claim Deed" think to yourself "that is probably bad advice."

I inherited some bad tenants to say the least.Month 1: Paid in cashMonth 2: Paid on the 15thMonth 3: Did not pay.Month 4: No signs of paying for September.They are out at the end of the month.

Ross, you should know that you have been given some really bad advice in this thread. delayed finance will allow you to skip the seasoning period.