The seller has a hard copy of the title that his Dad gifted to him before he died with the intensions on removing his girlfriend from the estate.

I've learned that playing SLOWLY is totally fine.

Both of these factors plays a role in my thinking hey maybe they would be to sell if I found a lender that can close fast and pay cash.

I've keyed my excel spreadsheet to correlate with tax line/form reporting so preparing taxes at year end is an absolute breeze (plug and play).

They don’t have washer and dryers (or hookups), our property does, we also have a small front area with grass the tenants can let their kids play in, etc.

I feel like this may play a factor in how willing the county is to just get the property "off their books."

The program is pricey at 18K and an 80/20 split for 12 months with a guarantee to continue working with you until you reach 100k in revenue which includes mentorship and lead generation.I know it is extremely competitive, intense, difficult market

I don't back on appreciation plays, but would never buy where I know there won't be any appreciation, unless that cash flow was just amazing.

I suspect there IS a tax play to be made with mal-investments, but I think there are multiple reasons it happens. 

Furthermore, I currently own a rental property that in the case things start becoming bad in the near future and I have to sell it, I would have more buffer to play on pricing as I would not need to pay commissions to a selling broker.