Thirdly, that flooding would really make me nervous so I would scrub and scrub that rehab cost to make sure you aren't missing anything, especially mold.

If they aren't great, just wait until inspection period with buyer is done and let them know.

Lose with Substantial Authority.

Living in a high CoL (washington dc/northern virginia) area is killing me because there aren't any real duplex type setups in the area which means i'd end up with a roommate to house-hack.Go 10% FHA, pay a penalty for 10 years, and keep $40k free for remote investing? 

If possible, we do not want to exacerbate this (of course if issues arise, we aren't afraid to evict/do cash for keys, but we want to at least try to make it work first). 

Sometimes chronically late paying tenants aren't worth the headache or the extra money, so I get where you're coming from @Ash Townsend. 

Maybe we aren’t in a great market though. 

If so, what was their feedback on why they aren't looking to move forward with the purchase? 

@Chris Gordon a lot of the units aren't updated very well.

Tri/Quads aren't as common every once and while they'll come up but it's pretty slim picking for ones not in bad areas....I have an agent referral if you want it...