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If your physical vacancy is 12.5%, your economic vacancy will be greater, perhaps even double depending on the tenant population, the neighbourhood and the rate of decline of the business.You need to understand the customer, and how the business arrived in its present state, before you can determine whether the pay-back on 50K of CapEx - not to mention the initial purchase - is sufficient.As others have posted here, it sounds like the Vendor has milked all of the equity out of the building - leaving the building with significant deferred maintenance; perhaps even obsolete.  

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Have you already checked the Ultimate Beginner's Guide to REI.

If I were you, I would take my money, get some free education (Bigger Pockets podcasts & Beginners guide) and find some one experienced to learn from.

I just don't understand the premise of people thinking title companies, real estate agents, etc. have different ways of treating clients, customers, maybe you can explain what you mean? 

It is likely that the buyer will want the agent involved because the agent can guide the buyer through the whole process.