Don't suppose you know why they are selling?

Here are the details: There are 2 units each with 1 year leases that supposedly expire in Jan 2016.

I know he's supposed to be pretty good.

Within 5 minutes current owner was also selling a 4 plex ( 100% current occupancy )Supposedly the current owner is really picky on tenants and that reason for current vacancy. 

It is not meant this way.If I were the seller, and that offer was presented to me, I would laugh out loud, and instruct my realtor to accept no more offers from you.You want owner-financing, a very low down-payment, terms very positive to you, AND a very significant discount.Nice if you can get it, I suppose, but what reason do you have for thinking that the seller would accept?  

You are suppose to follow the law regardless if others do not.

The inspectors report will be back by Thursday at the latest, but I am not being sarcastic when I say he literally had no idea what drain tile was or how it is supposed to be installed and operate.

All escrow agents are supposed to follow Florida law when it comes to  handling escrow funds and dealing with disputes.4.

I made the god awful mistake of paying for a year, and found after my first mailing that at least two people that were supposed to be on a Notice of Sale list weren't,  one I was able to verify, as he is a real estate agent, he was nice enough to call me back and explain that there was some kind of mistake, he was current and not even behind on his mortgage.  

If DEF's loan was originated in what was supposed to be first position and the title company was supposed to have paid off XYZ (which is likely the case since this appears to be a purchase money loan contemporaneous with a transfer to a new owner), but failed to do so, and DEF subsequently forecloses, DEF would have a claim under their lender's policy of title insurance if they foreclose and end up with the property subject to XYZ's deed of trust.