My recommendation would be to find out why cockroaches are attracted to that property:  "Cockroaches have simple needs: food, warmth, moisture and shelter. ...Cockroaches are attracted to food that has been left out on the counter, dirty dishes in the sink, and crumbs laying on the floor.

According to trulia,”a full bath or 4/4 bath has a sink, toilet, shower and tub.

In Texas, the qualifications to do so are so difficult that in reality no one does this at least in accordance with the law

So questions what’s a 30 unit worth, and any tips to get the seller out of crazy land and back to reality.  

In reality though, you don’t need an LLC when you first start out.

Yes, the underlying investment is properties but the reality is that its a stock and you are executing the purchase and sale like a stock. 

Reality is much different than what they often teach .real estate costs money ...alot of it and it is risky .i loved Roberts books but some of the things he discussed for strategy are just flat out BS .

Upon walkthrough of the units there are two tenants that in my eyes must go due to the current living conditions they put themselves in (spliced an extension cord to install a chandelier above the kitchen sink draping it over the kitchen blinds).      

Not sure OOS turnkey in a market I know nothing about would be my choice if $20k represented a large part of my world.If I was sinking a ton of my available capital into a basket, I'd want it in a basket I knew well and I could keep an eye on.Anyway, I'm also considering exchanging some into a new OOS market. 

Usually, D location properties look great on paper but the higher vacancy, credit loss, and repairs keep reality well below pro forma.