I would also consider taxes into your situation. 

don't start with a flipstart with a house hackhttps://www.biggerpockets.com/forums/88/topics/1173853-3rd-h...talk to a CPA about the tax situation

Sounds like they are in a pretty good situation unless taxes and insurance costs are going to eat heavily into cash flow or the properties all need cap x improvements and they would rather sell than fix them up.I would have buyers for these if that is what they are looking for.

They went with a different realtor who specializes in that geographic area and had as many showings in a few weeks as they did the entire time with the other realtor and sold with multiple offers in a month. 

My friend said even if this person could be struggling and be late a couple of times a year or may not make 1 month rent once a year, since she is a long term tenant per her past and paid her rent without fail every month, and is motivated to make the new rental situation work for her financially, long term, if she stays 5 years, although occasionally could struggle a bit, I still will do better than most other tenant choices (frequent turn over, etc.)My rent is still covered by my past tenant at the moment even though the property is vacant as the Lease has stipulations for that the past tenant has honored faithfully.

I had a similar situation, but near Denver. 

With $120,000 I would diversify that investment into multiple investments.

Don't mind if it's residential or commercial, if it's a good deal (for me & my situation) I'll work with it 🙏🏿

@Andrew Postell yeah I get that, but it’s something I’ve heard BiggerPockets podcast hosts say multiple times without addressing this issue.

I am in a similar situation so I'm curious if it was a 4 BD, similar sq footage and you could expect some real appreciation in the near future (Maryland/DC market) would that change your answer?