The leads are horrible and I've heard that some agents have had success getting out based on the new lawsuit selling one lead to multiple agents.

Even if specific performance is plausible based on the terms of the agrement, this is costly and timely to pursue.

It depends on what your starting reserves are, but if you have enough for a down payment, I would look into DSCR loans for financing, as you can qualify based on the property's cash flow as opposed to your own personal income. 

can put the property under due diligence and check with the county if its possible to get a variance for the multi and settle based upon that contingency 

I've also built and seen others build a lot of equity in that time.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: 1%-1.4% rule dealsROI: 10-14%Cash flow: $150-$300/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the "sweet spot" in Metro Detroit.

Even more so for a value-add play.  

Choose your investments based on their growth potential and their risk.

The PP is around $72k but current value range is around $140k+ based on recent comps (not a lot in the area though). 

Both of them seem playing the same game.

The rent should be based on market conditions and the amount of money you need to collect for your business to remain viable and profitable at a level you are comfortable with.