I wouldn't go negative unless i was so confident I could take on that amount like maybe 50-100$ a month.

No if potential buyer have given you emd than you are under the assumption this is a serious buyer and will close on the deal but he has only a certain amount of time with his inspection period so if he backs out you still have time to fund another buyer. 

I've got a good amount of deals I could probably send him to get the 10k each, assuming they fit his criteria, they don't fit mine.

You'll get differing amounts and qualities of leads depending on the type of marketing, but also depending on who you're marketing to and where.

No amount of insurance covers the personal loss.2.

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

If you think you'll hand it off to your PM to run and take the great amount of passive income as your great reward, there is so much more to it.  

Just to name a few: Borrower's Experience FICO Loan Amount Loan Type being sought: Perm (30 yr ams), Bridge (12-36mo I/O), Rehab (12-36mo I/O), Ground Up (12-60mo I/O) Property Type (1-4 unit, 5+ MF, Warehouse/industrial, Hospitality etc)If you have a specific deal in mind, then you can have a lender (or broker) look at it and give you a better idea.

They quoted me a great rate also said I could close in a short amount of time.

If I can make a suggestion...Yes with 3 points you might be able to get into the 6's - but let me give a quick example:Let's say loan amount is $250k and making some other assumptions, paying 3 points down would cost $7,500 however that might only save $195/mo.