I would like to somehow acquire the property and utilize it as the true investment that it is.

A happy tenant is very valuable, true. 

Is it an option fee that is nonrefundable or a true Earnest Money deposit? 

An ADT sign in the yard and a Ring door security system helps.Funny/true story: I remember one evening when a goof ball living in the crack house next door got so drunk and violent his GF threw him out and locked the door.  

Third Thursday of the month, is that true?

Is this true?

Not unless you can close in the same time frame as a true cash buyer. 2.

@John Montgomery So true, that feeling is just not what you want in the trust department with a customer and things can definitely be taken out of context.

You can't count on realtors to get you good deals when all they have is what is on the market.You should always share what your goal is and the metrics you are using, but I don't think these are tried and true formulas you are using.

Thats very true @Brandi Croom I see that there are plenty of deals to be made in the Bend-Redmond area, especially on multi family properties that people have held for a long time.Whats your opinion on the new rent control laws?