The end tenant/buyer is, but if they bail, then the person that was in the middle, (the investor) has to take care of it, as they are essentially subletting.

Sounds like the seller is in failing health and needs someone to work on his investment to turn it around.

Of course, with this being said I just realized that a have a buddy of a large health company who does lots of investing that could probably help me out with that one....

It would seem to be helpful, especially when everyone has a 9-5 job to take care of.

That was my thought i just wanted to have someone else with more experience chime in, I'm wondering if these lovely state employees avoid the poorer areas of the towns, or might be the landlords just don't care or have the money

If they look like problematic people, if I don't have good referral from their prevous landlord (be careful, landlords are not always right ), I don't like the house they currently live, i don't rent to them.

I want my properties to be in proper working order from top to bottom and if something isn't working I would have a plan to take care of it prepared.

Be careful and do a little homework, well, lot's of homework, to keep yourself out of trouble.

(Popular Photography magazine is running a little interview with me in their next issue if you care to pick it up at the newsstand.)

What's necessary (with regard to the tort of negligence) is Gross Negligence which is a wanton disregard for the safety and care of others.