Going by weight/size seemed too variable and hard to determine.

A bit outside of Pittsburgh, I know...but it's worth noting the potential long-term development here.And David, to your point about Moundsville's "why not" being the state of the energy industry - that is more of a supply/demand issue with both OPEC increasing output (although they're pulling back) and a significant lowering of demand due to COVID.

Commercial is such a fragmented industry with so many different variables and asset classes so you definitely want to narrow it down.  

A HELOC can be used to finance the 25% down requirement.Even if a bank will do 90% or 100% financing, your terms on 75% financing will be much better assuming you intend to hold the property.The HELOC terms should be relatively strong to begin with as if you have good credit they usually start under prime (but are variable).

@Rigo MedinaThe seller specifically stated no seller financing, must supply own financing.

I work with delinquent account information in banking and I would label these applicants as very high risk.In our data, we found that '12 Months Max Delinquency' was a variable with predictive power.

As for your question there are a lot of variables, how much are you investing, where do you live now, and what your risk tolerance is.

Jia, Sounds like you found some winners there, they started complaining as they moved in, that was a sign right there. you can hire who you like to help manage the property, just because your name is on the lease does not mean that you are the only one they have to deal with, that just means they have the agreement with you the owner. as far as the mold, bring in someone to check for mold, you seem to be doing everything right, you supplied some a/c while the unit was down and kept them updated.

It seems they are clinging to this idea to employ anywhere they see inequality and dismissing all the other variables that could explain the differences between landlord and tenant.

Besides cleaning, it sounds like they are monitoring the condition of the unit such as repairs; supplies, etc.