I realize that no matter what, to be successful you have to put in the work.

It does not matter how you run the numbers or what percent you have down, or XYZ.

Thankfully it didn't matter much.  

Does the area or neighborhood matter for these prices?

It turned out that there were too many other issues with the house that we didn't want to deal with, that in the end the tenant issue didn't really matter, but yeah Bryan any offer we made would have been conditional.  

At least you are getting  a good education right now on the subject matter, but I would suggest that you spend a lot of time learning your rights and responsibilities so that in the future, you can deal with tenants with a lot more knowledge and confidence - a tenant tried to quote some obscure ruling to me once and I recited the corrected language of the law because I knew it and she could not say anything after that because she was just trying to be a sofa lawyer - trying to quote some **** heard on Judge Judy or something. 

Does the two months break matter?

No matter how much education you have or teams in place, your first one will be your college education.

And not sure if that even matters.

I guess if you bought it for so low it doesnt really matter.