Third offer was accepted but I bailed during due diligence as I found out all utilities were paid for by owner and owner wanted to "clean up some things" before a showing was allowed.

All we needed to do was clean up the yard and trim bushes.

Evict, cleanup, sell.

@Ryan Lam I would also strongly suggest learning everything you can about the construction trades...this will help you immensely over the years to take on distressed houses (where the real money is IMO) and do your own walk-throughs and assessments before buying.Read books/watch YT/Go to Home Depot workshops/help friends/volunteer to help a GC with clean-up/etc....

If she was out of a job, their savings might have been depleted. 

I have the duplex under contract for 250k and I plan on putting 100-150k into it to put on new siding, roof, updated kitchen and bathrooms all new flooring and paint and clean up the yards and this should land me at around 525k.

I crunched the numbers again and it seems like a good deal for rehab and rental ONLY if someone remove the tank and clean up the contamination.   

So the seller had an extra day to clean up and get things packed I suppose.Settlement was rescheduled for the following day at 10, walk through at 9.

I'm confused on why you need to clean up your credit if you have an 820 score? 

For a great deal, yes.You could also consider bringing on a partner so you don't deplete your cash reserves.