Just takes a little more work.For those that want to just go shopping on a website and pick a house of course the mid west turn key model works great... and if you get with the right turn key company and don't over pay in the first place and have great management then that is a nice way for the newer investor or price sensitive investor to get started..

I would also shop around for other financing options and see if you can do a Fannie/Freddie small balance loan. 

Many people do not shop it out regularly and there can be significant "expense creep". 

REPE shops can have "funds" that you invest in prior to their beginning to deploy that capital.

Dispensary owners are eager to open up shops so they will pay a premium to do so.

The home is next to mini plaza that has a restaurant, barber shop, and bar.

I want to use his flexibility to our advantage and use that time to shop but am not sure if an offer would be considered at all in this competitive market based on this circumstance. 45 days really isn't a lot of time to find a needle in a haystack which is exactly what I think we may be looking for. 

Game plan is sometime on Saturday maybe shoot for beers, or soda if drinking isn't your thing, and just talk shop for a bit. 

You can also get way better deals from regular seller on Craigslist or OfferUp/Facebook...But a shop with warranty is little less risky if you aren't personally inspecting the unit.

@Scott Passman I would first settle on a market, then spend some time visiting the market, attending local REIA there, window shopping on TK or wholesale deals in the market, so you start to become more comfortable with what is out there and what you are willing to settle for.