It's situated on a hill and has river frontage.

The absence of a lease didn't hurt us in that situation, although as I read, tenants rarely contest evictions.  

@Jeremy Cole, it will depend on your market but in my market the seller is usually the one that pays all the realtor fees unless it's a distressed property or wholesale situation. 

Not only did Josh and Brandon team up to write this ultimate guide, but they’re teaming up to participate in a live author Q & A session—exclusively for people who buy this book from biggerpockets.com/store!

@Josh Bast, everyone has to determine their own investment strategy based on their situation.

I think those closing costs--at least in a situation like this--is a fool's wager. 

We already painted deck 1 1/2 years ago with same situation. 

Purchase price: $100,000 Cash invested: $20,000 Commercial building used to be a tire store, currently a Carquest auto parts store operating.

I can only tell you want I would do if I was in your situation and ask you to be careful of your next move. 

Okay, enough of that.Now that you've had cold water thrown in your face and the cold reality of the situation (the potential to make a big mistake) has hit you, how are you going to react?