Feel free to PM me and I can walk you through what worked for me.

Once we got the property under contract we had our contractor and our PM walk the property with us, after discovering quite a bit of deferred maintenance we showed the seller how much repairs were going to be in order to get his up to market value, at which point he lowered the price and mades ome repairs him self.

You'd walk with maybe $13k and maybe a better rate.

I have walked around the property and inspected from the outside and have a pretty good idea of rehab costs and feel that this house, in this neighborhood, once rehabbed would be a very good investment. 

If anyone has ever walked those shoes and had the sleepless nights knows this is not something you gloat and make comments to feed the fear and try to look smarter then the average.

I always think of a potential deal like this when something similar is happening - if I walk away from this deal, will another savvy investor snap it up right away and will I be kicking myself later?

You are ahead of me because on every one of my walks I have identified properties that should be contacted and I take pictures on my phones and the have done nothing. 

It has good cash flow but with the state of the country I'm wondering should we walk away?

Never thought about it preventing my towels from walking away

It’s a 3 story townhouse so nobody would be walking through the house.