On what planet would any self respecting REI ever accept that as an annual return? 

I am accepting to pay for minor damages (blinds, wall paint)

If there is a property you like and the listing broker is paying less than your agent will accept, tell them you'll have another agent show you the house that won't require you to pay more than what the listing agent will pay.

My issue has not been finding 3-4 family deals, it has been getting my offer accepted, even when it was a competitive offer, because its hard to compete with a cash buyer.

I put and offer in 3 times before I was accepted.

Hey guys, So I have made my first offer on a duplex and the offer has been accepted!

I have found a couple "Special Exemptions" where the city have granted permission to rebuild the nonconforming structure again, and the counsel votes were all for accepting the exemptions.  

@Max Emory there are also bookkeepers who have accounting degrees, but are not CPA's.

Last but not least, whether an offer of $40k would or wouldn't be accepted on a $77k house makes no difference to me.

I am no expert, I’m just getting started myself, but I’ve come to accept that being nervous and worried is just part of the deal.