Ask other investors how satisfied they are with their purchases.

I will be occupying one of the duplexes and would like to purchase the remaining 4.

Both parties would have to sign the amendment.Before you do this, ensure that the remaining tenant is capable of carrying the lease on their own.  

@Kyle H  one thing to keep in mind is we all kind of knew the market would rebound.. and that 2008 to 2012 prices would not remain.. so I think that goes to the strength of the market your in...

As I do not have much of any commercial real estate experience, its good to get the input from those which know this market and know the key 'pinch points' for evaluating a mixed use property like this one.I obviously let this one alone, however the property remains on the market and most recently dropped $200K; Cap Rate has now improved to 7% with 3% total vacancy loss; 6.5% with a 10% vacancy loss.

If a material item remains unfulfilled or is deferred until some future time, the contract is "executory."

Are other folks using those rates simply satisfied with the lower return?  

Ideally I would like to rehab this home in 30 days, immediately list it, and let's just say it's on market for only 15 days I could then set the closing date for 45 days later(which would satisfy the 90 day restriction on my title for the over 120% of what I paid for the house($86,000) clause.  

Ideally I would like to rehab this home in 30 days, immediately list it, and let's just say it's on market for only 15 days I could then set the closing date for 45 days later(which would satisfy the 90 day restriction on my title for the over 120% of what I paid for the house($86,000) clause.

It depends on when the lien was recorded and who the judgment creditor is.Generally speaking you will be responsible for any mortgages that have not been satisfied and have been recorded before the loan being foreclosed on.