And if these property looks like it's going to be able to get you the return you want, then I'd say it's worth it.

If it helps she owes about $100,000 and the house is worth somewhere between 200-225k.

Rarely is that rate bump worth that LTV bump IMO. 60% LTV is actually the Fannie sweet spot, if stopping there will not get in the way of accomplishing your goals.

They may be responsible renters that pay their rent on time and do not request a bunch of repairs might be worth keeping. 

Thanks @Brandon Sturgill, I'm considering an investment in NJ or PA, just not sure if the prices in the market are right, don't want to buy something that would be worth less in a year if the market goes down significantly, especially for a first investment, and to be stuck with it for several years till prices are back where they have been.

The reason I am asking , if whole seller come back with counter offer (which is highly unlikely), is it worth considering it. 

I haven’t met nor worked with this GC yet so take my recommendation for what it’s worth , but I had a good rapport with this Polish contractor named Tomasz Balka.

At the time, it didn't seem worth it to work more hours in a low wage job when I had so much investment money at stake.

Sometimes the education and experience is worth more than gold.

One of the biggest problems I see for beginners on this site is they read about some story about a guy buying some property in the middle of nowhere for 70% of what it was worth and think they'll be able to go into a super hot seller's market like those found in California or Arizona and get the same deal.