I just put one in my duplex last fall to make it more marketable AND to solve an issue with grading/appearances (and because I live there). 

But I think if I can solve the water stealing problems, this could make some good profits. 

BiggerPockets has been hard at work to solve exactly your problem here over the past few years. 

When I was at a big back 30 years ago, you could come in, ask me for help, and I could unilaterally solve your issue.

I have no clue how sleep deprived I will be after baby comes!

A problem well articulated is half solved. 

I have no clue if there is a tenant or the condition of the house.

I have 1 rental property that is a duplex as a house hack and the tenant that has been living there for about 3 months now is giving me some problems(not anything that cant be talked about and solved over conversation I just dont want it to get worse) and I want to go and sit down with her this upcoming week to have a formal meeting(not at the house) just to talk about some things, where could I do that.

Find ways to Create win-win scenarios.What could you do to help the seller solve their problem?

The best scenario is a combination of all 3 or some other unfair advantage.BRRRR is a cute term, but let's call it what it actually is - you're taking on a mess and long list of problems that someone else could not solve.