Come to think of it I have been late to a lot of parties that I don't regret attending, and a few I do, so I guess its worth a shot.

I am sure there are investors who like to buy "no-work needed" deals but I am guessing those would be very few and eventually, I will have to lower my expectations and settle for less.

Anything else is just guessing.Since we don't know from your post which state the property is in, it is difficult to guess which laws apply.

She says the other party has the intention of remaining in the residence, and she would guess he would intend on moving a room-mate in.I have a call schedule tomorrow morning with the other party that is on the lease.After speaking to the other party and understanding his intentions assuming he intends to stay do I make any amendment to the lease releasing her of liability?

And i guess it would push me to continue to strive for more and further solidify that i'm on my way to my dream a step at a time. 

You might guess that our tenants had a massive failure of their water heater, which (with no experience and no contacts) I had to coordinate the $1800 replacement from a mountain cabin near Estes Park.

Sure I guess I’d buy it but we both know that’s highly unlikely to ever happen  

I have never done anything like this before and I do have that fear that I guess all newbies have, but I know that I'm willing to do whatever I can to be successful at this. 

On the no AS-IS stipulation, my guess is a court would surmise that purchasing as-is is implied especially with a commercial propertyWhere is the property located ? 

There has been some incredible ideas about buying out, and renegotiating with the tenants which is exactly what I was looking for.I guess the only other direction to investigate would be some sort of creative finance for the purchase.