You've found the perfect place to get your investing education. 

Do I also take into consideration the cost to clean up the entire place or cleaning up perfectly doesn't matter since poeple are willing to live there in current condition? 

I think you are the perfect candidate for doing some Wholesaling.

Hopefully I come across something perfect for both me and my investment!

If you had such a search you would have seen the AP suit to perfect their title. 

His credit is near perfect and has a high paying W2 job. 

Welcome to Bigger Pockets @Rhonda Norman MLS power is the perfect combination for your goals

Quick brief story to end it.I made an offer on a house, lost the house because I was too low (perfectly okay with me).  

Have the email ask the investor to reply or call if interested, but if it's really a perfect deal for certain clients, call or text them. 

The landlord wants to settle as the business might file BK in the future or if personal guarantee the tenant might file personally.The landlord might go for when doing the lease no guarantee for a certain time and then it converts to a guarantee.There is all kinds of middle ground and workouts with the commercial attorneys negotiating the lease agreement.You want no responsibility if the business tanks.