I found a 4 plex that i am looking into they are asking 48000 for drove by and looked at it i would like to go lower on it as the out side is ran down i haven't had a chance to see the inside.

Corning is small with a few Business Jack-in-the-Box,McDonald’s Burger King, Taco Bell,Denny’s small business is Daisy’s ice cream and yes a donut shop that has its costumers,a few cloth stores that are barely getting by and My father owned a restaurant in Corning sadly lasted 10 years so he had to sell it but he still owns three other buildings a salon that my sister runs a real estate agency and now an empty building.

Not a chance.

Any suggestions, or chance of partnering .

If market rates were 7%...ok, then we have a discussion but the "floor" on most of those ARMS is just barely lower than what the current market rate is now. 

I usually use google for everything broad and narrow and to what you mentioned as to when and when to not use Bigger Pockets, I'll take that awesome advice because I agree with you and I know I shouldn't ask a billion questions when there's a good chance they've already been answered. 

Chances are the landlord is probably charging well under market rent though and depending on where this is, they migth be able to kick the old person out in 30 days, clean the place up and double what they're charging.

It is further from the strip so traffic is at a bare minimum. 

Chances are they would not have such high sales volume were they to be a subpar agent.

So NEVER buy anything that has a chance of flooding DEFINITELY not worth the head ache!!