@Richard SnyderDid you spend (1) 750 or more hours during 2018 in "real property trades or businesses" in which you materially participate AND (2) more than 50% of your personal services preformed during 2018 where in the "real property trades or businesses" in which you materially participate?

But, once you have a property narrowed down, I would spend a few hundred dollars on an independent inspection and have a realtor run some numbers for you.  

It can be done cheaper,does it  worth  to spend more time on searching for a cheaper one, losing time, paying holding costs etc... who knows how long it will take. you might not save much at the end of it.If you know their work, or got referrals, I think it is fine.

Will you spend cash to fix those items as a tenant/contracted Buyer?

Also consider whether the remaining 15% (and the shop building) are items you'd spend money on if it weren't for this specific buyer.  

Before you go out and just spend a massive amount of money for CPA and/or Attorney.

In the Results link click on your address where there are various tabs and click on Neighborhood Sales.If you have a hard time with technology, you can always ask friends or family members to help you navigate the web to do some research about property values in your area.If you do find yourself entertaining an offer from an unsolicited investor: Ask to obtain, and keep, a list of the comparable property sales in your neighborhood the investor used to come up with their purchase price offer.Always keep someone else in the loop – your children, good friends, or someone you trust.Always know that you can seek legal advice – in the end, it might be worth the money you spend on a consultation with an attorney.Review the contract closely to see if it is assignable.

You may have to take a slight reduction in rent but you clearly need to focus on getting some income, not spending more money.

@Shawn McGarity it is absolutely worth it to spend time finding a good and reliable contractor.

I am very data oriented, but also very busy in my day job, i feel that spending a few hundred dollars on a property to help develop a good number or show a bad deal early on then being stuck loosing thousands at the end of a deal.