Due to circumstances of the sale there is no access to the property.

I would only buy sight unseen under certain circumstances.

Given your circumstances, investing in turnkey properties in the right markets probably makes sense for you.  

So make sure to speak with your lender in advance if that is an issue.The second caution is that you do not want to try and sneak in a bunch of pre-paid construction just to qualify those fees as you can only pay forward to the extent it is reasonable given the circumstances and the "normal" way things are done. 

I come from a a family that has gone through a lot financially, including my dad going back to school to become a Naturopathic Doctor after being a teacher for 15 years, and my mom going through Leukemia a couple years ago (she is healthy and doing much better now).Due to financial circumstances I had to raise a majority of the money to be able to go on this incredible trip, I worked full time construction with a local construction company along with many other things.

If you partnered with someone experienced in a mentoring scenario, your first deal could  be a 10-20k win.So it all depends on your own circumstances.. if you want to do this full time and have a lot of cash to deploy then 20k can make sense.

I had a similar circumstance here in Washington state.

Circumstances vary, and therefore the language of a ROFR clause will vary as well. 

All that said, there can always be extenuating circumstances but that is the exception not the norm.In return, my part as a property manager, I provide good communication, take care of issues in a timely manner, provide safe clean housing, etc.

No names of agents or brokers need be mentioned, I'm interested only in learning through anecdote of circumstance or situation.Do you have an agent "horror story" that happened to you or someone you know?