Thanks, ill check that out

Ill take an average deal with known people any day over great (on paper) deals with unknown sponsors.

What if this lady's mother becomes ill and bed ridden in another state next week and she wants to move out to care for her mother?

The good news is, Ill buy your properties at a 20% discount rate right now.

However, I have been using this clause: "Due Diligence: Buyer has right to conduct any and all due diligence and inspections necessary prior to closing." or ill put 10 business days as a timeline.Is this a solid clause?

It just means that the TK provider understand that people live in house and things happen to people outside their control such as job loss, illness, death, divorce, job transfer, marriage, mental breakdown, etc (I have seen all of those)  Verify rent range through other property managers, Craig’s List and Zillow  Ask if permits were pulled during the rehabIf a tenant is in place, ask to see the tenant file Remember, you can fix the house, you can fix the tenant, you can fix the property manager, but you can’t fix the area.

Don't let your ill placed loyalty to your agent cost you a deal.

I have 50k right now to get started,  so i will probably use 25k for down payment and closing etc. then ill have 25k left to keep going. i dont earn a huge amount of money so even if i save aggressively that would be only 500-700 a month at most.so is this a good property to start with?

@Brian AlfaroIf you message me ill send you there info, maybe I could pick your brain a little..

Because I believe that you wouldn't be able to talk to a person straight in their face if you have some ill motives.Just my two cents.