We are really wanting to purchase a "toy" like a boat to enjoy with the family and let the cash flow from the two properties pay for it. 

We could have gotten the pre-approval upped if it wasn't a holiday weekend, cashed out some equity on a car loan and hauled the change jar in for the difference on downpayment. 

Present it as a clean slate to the seller so they can develop it however they want and not have to haul out a ton of bark, obviously making the backyard less attractive.We are in a very hot market and houses are typically going for 30-40k over asking.Thank you for you input!

You have a depot in the larger town where they take their items to portable storage units and then you haul to your storage location.Why would they go to small town USA 20 miles away?   

Lots of hauling/ clearing/ cleaning.

If you plan to hold the next house for the long haul, I would avoid a HELOC and look into a cash out refinance.

Wedo U-Haul at one of our 8 locations.

Along with make sure the battery in the smoke alarm hasn't been removed for a kids toy (I use smoke alarms where the battery is enclosed and cannot be removed).Some tenants complain about these checks, citing they are "invasive" and disturb their peaceful living situation. 

On 7/1 I entered the apt to find nothing but toys, leftover food, and random clothing strewn about.

Seems they had put a deposit down on a rental, showed up with a U-Haul and found the person claiming to rent it was a scammer.