As far as I understood there are certain contingencies that you can add to your contract to have access to the property, such as adding a clause in the contract that states you need access to the property for contractors and inspectors via a lock box, and certain contingencies that can delay the deposit, such as a hard proof of funds (like a bank statement) & deposit after a 10-day inspection period.

However, if you have the means to manage 4 "park" owned homes and have properly understood and accounted for the associated expenses, you should be just fine.

@Joe Splitrock THANK YOU, i have heard that argument in past but never understood the problem, why would it be different than letting the sink open for half an hour and washing dishes, i never heard this should be an issue

Often, the long term expenses are not fully understood by beginners. 

Once we understood these, we translated them into four property characteristics: type, configuration, location, and rent range.

@Bac Nguyen understood, where and how do you invest?

First by educating myself through books, podcast, etc. and then investing as a LP once I understood how to analyze deals and vet sponsors.  

I see my question could be understood two ways.

Understood, that makes sense.

I wanted to make sure I understood if the reason was something else, like that my understanding of refinancing was wrong.And @Max T. also good points - I didn't realize closing costs were higher, and I wasn't thinking how buying with cash off the bat means I can offer less and close more quickly, giving me an advantage.