But in regard to rent, I would suggest doing a quick search on the ‘2% rule’.  

Having said that, its not quite as simple as the 1% rule,  Rules like this are good weed out for those of us that look through large numbers of deals at a time and need a fast way to determine what to spend time on and what not to.  

RealtyShares - https://www.realtyshares.com/ - generally focus on mid-market (<$50 million) commercial properties, often for value-add situations involving property upgrades or operational improvements.

I know if we were taking out a loan this would not be possible as down payments for investment properties cannot be gifted, I'm not sure what the rules for all-cash purchases are.Since I manage our other investment properties in the area (all under my name), I don't want to put this new property in her name as it will create additional hassle of signing a new contract with our PM, creating new accounts with the utility companies, etc.Thanks in advance for the help!

Obviously, I need to improve my lead generation to find more motivated sellers but the subject of price lead to do some reading on different financing options.

I'm sure there isn't an exact formula and it depends on the area and other factors, but if there are rough rules that people follow it would be helpful for me to hear them.Lastly, the cash flow on this property isn't going to be much (after setting aside 5/5/5 for vacancy, repair, and cap expenditures) until I am able to bring the rents up to market rate, so I will be managing this property myself.

We even have the team for commercial tenant improvements. 

As a general rule, all "junior" liens get removed at the sheriff's sale.

@Robert Adams dunno really, maybe I'm spoiled back from my days of buying in 2012 or 2014 but it seems hard to find things that Cashflow slightly positive (to have reserves for CapEx improvements) when having to factor in Mortgage P&I also.

Only a judge can make a ruling on this.