The point is you get your foot in the door.

I have an empty 6k foot building in a rough city of Chicago area.

I know plenty of OOS buyers that have never stepped foot in Columbus

I had a bed bug issue like this too. all in all, you can't prove who brought them in and in the end it's your responsibility to make the unit habitable. so, while it definitely pricey I'd say it falls on you to foot the bill. if you do want to go after the old tenant, I would probably say to barter by taking 30% of the deposit, but again if you dont know who it is it's hard to make a case to do so.

Their answers can tell you a lot about what kind of tenant they will be for you, even if they're holding back and trying to put their best foot forward.

If they don't want the property maybe they'd assist in a probate with you footing the bill and then give you a deed. 

I didn't look hard at any of the numbers I analyze deeply now; it was all about getting that foot in the door, getting a hold on a property, and creating some opportunity and hope for myself.

We have been looking specifically for a duplex or SFH where we could potentially finish out a basement with a 203k loan to use for a house hack to get our foot in the door.

As to higher values---in my area,  condo in HOA's that allow NO renters sell for 10-15% less per square foot.  

Just get yout foot in the door- even if it is being the receptionist while you are in college.