Are you trying to buy a property or wholesale and if either, is your money in order to be making these calls? 

This deposit will let you know if buyer is serious about buying.

I typically buy/sell in urban areas where there's a sewer system and public water, so I need resources/referrals for this situation. 

The Buyer has no skin in the gameIf someone is approaching you to buy your house without a mortgage or conventional financing and are tying you into a long-term contract they better have some sort of collateral that they're putting up.

I was able to buy a 4 unit for 75k through my credit union in Upstate NY

I always try to find a real estate agent just starting out and call and say can we meet for lunch or a cup of coffee, and then I never say what I need I say will it be ok if I refer investors or buyers, your way and my services is free but maybe one day you can help me or buy lunch.Joe Gore

unless you have some kind of advantage, or creative strategy, or both (boots on the ground, sourcing quality off market deals, MTR or STR, house hacking, etc.) there is really no market where you can get a few hundred plus in cash flow with current off the shelf rates.you should 10000000000000000000% not buy a random property in Memphis because an Excel sheet tells you you will make $212 a month on it.if you want to go to Memphis and spend a few weeks there, drive around, meet PMs and other investors, and really lean in - go for it. 

As I am now focused more on cash and creative wholesales-SFR & Land, to eventually do fix and flips, buy n holds.

For the smell, buy an ozone machine off amazon (have the unit empty while it is running-same with upstairs if the airflow is connected).

You made the choice to buy a $35k property... that's incredibly cheap in today's market.