Then just make an addendum that adds them to the lease, upholds them to the same standards of the other tenant, and also makes them equally responsibility for making rent payments on time. 

I let them know every year when it’s lease renewal time.

If it was built before, say, 1960 there may be a slew of electrical work you'll need to do to stay in regulations with current times and, of course, for the safety of a future buyer.

Let the attorney handle all communication, you take notes and keep copies of all the paperwork, and maybe next time you will be ready to try it on your own.

Also on the time of the year.

Works every time!

I am an experienced real estate professional who is expanding into investment properties.

Like the other posters have mentioned the credit score / credit report is likely an issue - with what you describe there certainly seems to be some stuff missing for it to be that low - but on the flip side, it could be a situation where professional credit repair could make a relatively quick big improvement.

I am hoping to make a low offer closer to 1 mil due to the time it has been sitting on the market and not paying a buying agent 3% but just using an attorney.

Thank you for your time