Thanks Derek for the advice that's really helpful, and yes as soon as she told me I shared my condolences and did ask a little bit about the situation but I didn't want to dig down too much to the point where it may be too personal for her to talk about to a stranger.I definitely like the part of continuously following up with her and building a relationship, that makes sense and once she is ready to sell then I think I will have a leg up on others.So my next step is to find out the ARV of the property through comps and like you said try to figure out how much repair cost it needs then make an offer.

@Joe XieReport to craigslist and continue to monitor the site in case it comes back up.

I'm planning on revising our budget so we can bank my full income in 2019 which would give us about 40k+ cash to play with if all goes well.

Rancho continues to influx and grow.

Also, if you're into multifamily, then continue reading books on multifamily real estate investing.

Fed rate will probably be hiked up by another 1.25% by then assuming current market conditions continue. 

Not necessarily a play by play of what you should do. 

People who don't take responsibility for bad decisions they make continue to make bad decisions and that is why their lives suck. 

I too, have made some investments that have cost me time and money but, I take each one as learning experience and will continue to push through it all until I have reach my goals. 

More than anything else I want a proof of concept for out of state investing, so that I can continue to take advantage of the best markets.