An inspection is worth every penny to ensure you aren’t missing some items that can cost you more in the long run and makes this too good of a deal turn south.

They generally understand that if their lease ended on the 31st of the month, they don't have all day on the 1st to move out.If I know the new tenants aren't moving in on the 1st or maybe not until late in the evening, I'll give the prior tenants a little more time to get out.I also try to stay updated on their move out progress.

They aren't that far off from market and having a tenant that long in a space makes me wonder on how much the turn costs will be to get market rate.

Tight quarters and they were by my face when I pulled them out and I thought "Sure hope there aren't feet in here!"  

There aren't any schools nearby.

After hearing from you and @Bjorn Ahlblad, I am going to let Cox know that we aren't interested in an 8 year contract with them.

They aren't the cheapest but they certainly give you piece of mind.

A lot of the duplexes we have seen aren't in the best areas, not vacant, pretty expensive, and still need a lot of work which doesn't give us a lot of wiggle room.

If you aren't going to market or do research on your own, and if you don't have cash to buy from wholesalers, you are left with what's on the market.

My agent and title aren't sure what this is.