Perhaps check on how that works for condos dev down the road as that one could be a lottery winnings like future. 

I'm seeing that the big win situation here is on off market deals with no realtor or wholesaler.

This is a win-win.

I think you have a huge win here. 

I feel that buying here is far too speculative but if I would have bought that property 3 years ago then it would be considered a win today. 

Some of us have to keep these small wins to keep our feet wet!

It's a no win situation and they can make every showing a disaster,, leave out trash, smelly diapers,, block entry,, That's why when larger complex is selling they usually have buyer act like a maintenance tech so they basically see the units and not cause a heads up with tenants.. 

Its how you win, and winning can be profitable.    

It will be a lot harder to coordinate all of the upcoming capex at a distance and making a 60% profit on an out of state investment is a win in my book.

So don't be afraid to not hit a home run every time because base hits consistently will win the game.