I am not sure of what approach you took with the tenant....a diplomatic/problem solver tone is always best.Apology. 

And also, the biggest issue, is being confident in the value to be able to sell for a profit after purchase.I ran a CMA myself and brought the property in at roughly $124,000.

But after talking to numerous property managers and local investors, this was a point that was brought up again and again and something to consider.

Know I'm confused all together about my approach , which leaves me stagnant doing nothing.

If you are buying a C class property, the JV approach is much better than working with a Turnkey provider because their financial interests are aligned perfectly with yours.Rule #2:  Avoid The War ZonesAll lower income neighborhoods are not the same.  

How can I structure a deal that the seller is very motivated but owes $128, arv $150k, and needs $5k to move into assisted living?

@Tim OHare I am glad you brought this up even though the topic is 3 years old now we can really see what did happen in appreciation over the past 3 years.

My associate would just apologize and move on if it was brought up.  

If you go through BP and research how to send a mailer, you will find an unbelievable wealth of information for free.I'm not sure limiting yourself geographically is the best approach at the beginning of your career.  

What is my best approach with the bank?