A financially distressed seller can get into all kinds of trouble which could result in having additional liens come against the property (back property taxes, irs liens, child support, water/sewer, etc), or they could lose the property altogether by foreclosure.

Decide what kind of investment you want - do you want MFR or SFR?

I think the agent needs to fire you as a client.I know you are young and just getting started but you seem to think you have some kind of exclusive claim on their time.

It kind of saddens me to hear about the overpopulation of the market below $150k as this is how I valued my current property, with comparable properties from my sub-division.

Out of state investors can cause all kinds of issues as evidenced by your recent experiences.

It's only 7 years old so roof should be in decent shape.I have one guy I can try but I was wondering if anyone had a guy they trust or have used a lot for this kind of thing.Thanks,Ben

Find a couple of real investors and ask them what kind of properties are they interested in.

What kind of office did this guy have?

From what I see in your post, I'd bring two kinds of deals to him:1.

Check out Mark Ferguson's blog I googled the question since i was also curios to the specifics.Couple things can happen if you as an investor who plans on not occupying the property put in a bid as an owner occupant, they are kind of serious: All owner occupants sign an Owner Occupancy Certification - certifying that you will be living there - for at least a year.