Worse case it sounds like you could get a HML and it wouldn't be too bad if you could get in and out quickly. 

Has anyone had similar deals and what was your experience good and bad?

yeah but she wants it out of her name so she can’t make anymore bad decisions.

A good umbrella policy for $1-2M should cover you if anything bad happens.

And honestly, traffic is already bad in all of these places and Amazon will make it worse wherever it lands.

Good or bad for the community and neighborhoods?

Any one of the above is bad, it is bad.

The lower the rent, the higher percentage of acquisition costs; if rent were $300, seeking 3% might not be a bad idea."50% rule": this is quite different from 1% and 2% rules.

How can I raise the rent on the existing tenants without being the bad guy?

well I think you answered your own questions. pretty muchplumber for plumbing issues.. you might want a electrician to do a quick walk through of your panel and check each receptacle make sure he did not switch wires..when they really want to be bad they will put concrete down your drain lines.. so if he did not do that .. then your good there.. but you may want to snake your lines anyway just so you know there in good condition.As for the haul off.. what I would personally do.. is go rent a small u haul go to the home depot parking lot or where ever your day laborers hang out grab two of them and have them haul the stuff to the u haul then go to the dump and have them empty the uhaul pay them and take them back to home depo parking lot.. also have plenty of water for them or Gatorade and maybe a sandwich.. that's how I would handle that.