That being said as well, understanding this is a neighborhood might not pull the best quality tenants (its not a war zone, its more laborers mixed w Sec8), what advice would you give me to fill this w a quality tenant? 

I hired a process server last week to deliver a "notice to perform" letter to is address last week and so far hasn't been successful either.

@JD MartinThanks I will make sure that they know it's a RENTAL unit and will check all the small letters in the contract.

Mixed-use with a small amount of commercial space? 

They just barricaded the permits from being issued from the city by sending letters and complaining. 

. - Our credit union provided us with a pre-qualification letter on September 19th. - They provided us with a commitment letter on December 23rd.

Also, I’ve noticed that some realtors don’t want to meet with me because I don’t have my proof of fund letters but how can I obtain that if I don’t know what kind of deal I’m looking at?

PM companies follow the letter of the law most of the time with almost little to no leeway. 

Get funding lined up first and get a pre-approval letter, which you can include with your offer when you find your first purchase.

I try to mix in the good with the bad.