It has been sitting empty for months now.

I have a Gibson 3 ton heat pump condenser unit with a new compressor in it sitting in my AC guy's shop if anyone want s to buy it...

Pretty much everything is a risk including just letting your money sit in the bank.

There's also a small spot on the back with sitting water against the building that my broker/investor i was with said he knew the fix (he's extremely smart and didn't make it a big deal so i trust it's not a deal breaker, and theres no basement) Outside is in pretty good condition.

Here in Colorado, I sit on the boards of two HOAs. 

I am sitting on a 1/2 acre lot in East Memphis and can't wait until my tenant moves out in 1 month!

@Arif Sealey I haven't used them, but one of the reasons I've considered it is you don't have to have a vacant dwelling insurance policy if it is rented out, which can save some serious insurance premiums if you think you might have to sit on it for a few months. 

If they say one after month close, consider this...they collect your rent for an entire month and it sits in their bank accounts collecting interest all month before you have access to it.Another thing I would ask is are you able to do some things a la carté.

Sometimes you just have to suck it up and sit on the sidelines for a while.I worked around it by partnering with some folks and we use their credit and income to buy houses and my skill set and some of my cash. 

They flip and/or wholesale a few houses, get a show, shamelessly self promote themselves, then pimp their name out, sit back and collect massive fees.