Not to mention most sellers aren't going to give you unfettered access to walk every unit on a property and examine all major mechanicals before you have an executed contract.I'd recommend reading https://www.amazon.com/Complete-Buying-Selling-Apa...

Then, if you aren't a failure like almost everyone is, come back and talk about "what if?"

If you own fewer than four rentals and you don’t use a broker or agent to rent your property you don’t have to adhere to the fair housing act.You aren’t  required to modify the property at your expense to accommodate the disabled Tenant.

There aren't a lot of lenders willing to do 28K loans. 

More and more I don’t do small jobs that aren’t profitable, but it is a big learning EXPERIENCE dodging bad deals, meetings or bids.

There may be minor structural things I could see fixing without a permit, however if you did the work and you aren't even sure if it was done correctly I would get someone (engineer) in to confirm it is correct/acceptable.

If you aren't using the 2-T, and you had an attorney draft a P & S for you, why not just edit it so it speaks to the contract being assignable?

(Very sad that you think this and most folks that have been following me personally or any one of my companies will vouch to differ)I also want to reiterate that we aren’t “ditching” or “firing” you. 

However, I’m concerned that the homes aren’t appreciating much, if any, in value since they keep building.   

You aren't going to get this thing $80k or 30% under list price2.