There are typically fees associated to that unless they breached the contract and did not correct in time. 

I've heard nightmares that some investors had to deal with companies who weren't pleasant to work with and it was a head-aching process.What companies have you used and recommend for conventional mortgage loans for a first time investor for a (2-4 plex) ? 

I do not put too much stock in timing or seasons.

Similar to how one needs to know their local market intimately to know what a good cap rate is for a specific location, you’ll find a lot of variation on what constitutes a good rent to purchase price ratio.

,aerosol sprays and candles only replace the odor with a more pleasant odor, they do not remove the odor only masks it.

Pleasant (44120) might be a good place to look.  44128 is a solid area, although properties will cost you more than they would in F class neighborhoods, obviously.  

Currently I make 50k+ a year (bonuses from closing contracts in time, which is also my responsibility, dictates how much more I will get on top of my base salary).

Your other concern is figuring out who they really are, shouldn't be hard in time

I would contact local realtors in the specific area as they would have more intimate insights in to the property.

The real estate is "inherited" at the value on date of death; this could be based on an appraisal or it could be based on sale close in time to date of death.