Purchase price: $58,000 Cash invested: $13,800 Sale price: $101,500 Bought this 4 unit in bad condition and without tenants.After fixing the place I brought good tenants that get help for paying rent - like county assistant.COVID19 made it difficult to handle tenants in that area but hard work paid off.I sold the property to take over a better dealI have attached some photos of how all units looked like after the fix-ups I did.

I would discourage you from "jumping in" without educating yourself, knowing the market conditions, or understanding the numbers, etc. 

we've been able to avoid evictions for offering $500 cash to leave in most cases...paid on the day the tenant is out and the unit is verified in good condition.

It could be that they just want to see the condition of their units so they know what repair requests may be reasonable. 

The house is in good structural shape, but will require some work to get it to either selling or renting condition. 

With my current real estate agent and my driving local neighborhoods I stumbled across a family in NE that was looking to sell their 3 family home and had a realtor that had not posted it on the MLS - luckily my RE agent knew their agent and facilitated the deal before posting on MLS and I purchased at a low rate (considering).With all that being said, the area is expensive, you have to know what you want : meaning : property type,location( so KEY), price range, condition and profitability.

If you don't follow it or return the vehicle in poor condition that is what the security deposit or credit card for incidentals are for. 

I am fairly confident I can rent this out on AirBnb for around $120/night on weekends during warm months and $80/night midweek and get a fairly decent income from it - I'd estimate conservatively being able to net $1,500/month on average from May - September and $800/month October through April (would love to find monthly tenants, but acknowledge that won't be at 100% capacity during off months).I put in an offer for $40k, which is what I feel like the house is worth in its condition and location - there are a lot of houses in similar condition but with more square footage (this guy is just 650 sq ft) that have sold in the $20k-60k range in the last year.

Get specific on what you are seeking and go after it, on the market, neighborhood, property type, condition, etc.

Especially when there is a long delay between inspection and close.You will need to look at your PA but it may say something like the seller is responsible to keep the property in similar condition as it was when you inspected it.