I'd rely on historical vacancy numbers to give you sense of what to expect, but overall, there are very, very few markets where a 2BR might have trouble.  

Clearly the relationship between owner and tenant is not ideal, so consider offering a cash incentive to the tenant (maybe $100-$200) if they cooperate and your deal closes. 

First, become familiar with the duties and responsibilities of your agency relationship and how you are to conduct business with the public.

I will be looking to build those relationships very soon and will share what I find. 

If we take a step back and look at appreciation historically, IE over the last 20 years here is what you see. 

Your best bet is to try to build the relationship over the phone and get to know the sellers.

I prefer Lowes because I've some enough business with them that I never pay retail on anything; including personal purchases now for my own home.Build a relationship with someone at one of these stores, bring them a gift card or a soda every once in awhile.

Private money is a relationship business.

In a non appreciating market historically then I don't think owner occ is quite as important but its still a great way to buy your first 4 plex with great terms.

You might get to live there and rent out the other 3 covering most of your mortgage so that is one aspect of it to consider just over a straight investment.I would be looking at a historical perspective over the last 10 years with rent growth and value of the property.