I agree that there is cause for concern here and I would encourage all manner of due diligence mentioned so far.  

Grant responds that Brandon should meet some of his friends, who Grant says were over-leveraged and that that was what caused their problems.The discussion I would like to start here is: how do the successful real estate investors here define over-leveraged?  

Even though they don't have much income, they still cash flow, but then have the depreciation that causes them to realize a tax loss.

This would be cause for a motivated seller i believe. 

She has a chaperon in the house and many rules to avoid the tenants causing trouble or slipping back into negative behavior.  

How do I cause @Jeff Benz to highlight as I see you guys replying?

He has been stalking, harassing me and making ridiculous complaints for months so I finally gave him a 60 day no cause eviction.Well, his letter makes clear why he was stalking me.

So my first guess is it's likely your target market causing the problem....?

It can be a foreclosure, death, relocation or  other variables that cause them to want or need to sell.

Lots of contractors say they know how but if they've never really done that specific task, and just need the income from doing it, could cause you a lot of grief.