I’m current on all but have a few medical bills that have my credit score below a 640.

There is this line about vacating below, but again I think this is too vague in the sense of the tenant being liable for obstructing re-leasing..I'll obviously update this language for the next tenant, but for the one I have now, it's kind of vague about whether she's actually in violation by refusing to let me show it.

An abandoned beat up property surrounded by $600k homes likely won't sell below $400k. 

Two of the three units currently have well-below market rents on month-to-month leases.

That number works for me in my area and interest rates below 5.5%. 

I put in the price I thought I could do and it was $30,000 below asking.

On top of that, their current rent is a little below market. 

I have used Redfin (select sold under filters) but it doesn't have as much data.

Some of the rents are at market and a few are below market.

I analyzed the property and when I determined their payoff and my comfort with exposure, I anchored them with a purchase price below their mortgage payoff if I was to do the flip myself knowing they would say no, but I had built rapport with them and new I was still safe.