I felt the COC return day one wasn't incredible, but it worked for me because I found a cash flowing asset for cheap in the height of the market in 2021.

You should bump that interest up to 8.5% for conservative underwriting in a long term increasing rate environment.

In this market, I would strongly strongly suggest in this environment structuring towards optionality (being able to BRRRR or flip in 4 months at project completion depending on the numbers) rather than locking in to one strategy at the get-go

They know I am unable to sue them as they are in Greece and I am in the USA and it would be incredibly expensive to take legal action against them.

Working for "one commission" is also incredible shortsighted, especially when working with investors agent's should have a vested interest in their clients continued success. 

I found having a CPA was incredibly helpful after getting my first property.

Both can be incredibly volatile if you dont know what you're doing. 

I would not be super leveraged in this kind of environment.

First, as a proud veteran, and citizen of these United States, let me first impress upon you the incredible capacity of the Federal Government to lose track of things.

In a normal landlord/tenant environment I would say do not give up on a property because it has non paying tenants, but these days with the executive orders the way they are you have to seriously think if it is something you want to deal with.