I believe people make decisions because they are inspired or are in pain.

Hi @Matt Lowery , I feel your pain, my wife with through a tough bout with an autoimmune disease for about two years and is finally getting close to normal but not as severe as your girlfriend it sounds like.  

Once you get to the seller's house, you'll want to have The Conversation, wherein you listen carefully for their pain and then try to come up with solutions that they find appealing and you find profitable.Don't worry about repairs or a GC yet.

Just look at health care.

This is important to assess re-leasing capability and desirablility factor of the location.Do they have to disclose personal and business financials per the lease so you can review rent to sales ratio and EBITDAR for health of the business? 

if you are wrong, you may feel a little pain but it won't put you on the sidelines. 

should I be candid with my situation with buyers, mention I'm in no rush, pain points, etc?

Section 8 can be awesome but it's a pain to get things moving.

@Stephen Akindona sure that's the major pain point with turnkey.

During that time, they will not be allowed to sell the home to anyone else, so it might pain them.