.:  Best detailed response I have received.

(if the buyer wants a more solid commitment)Once a buyer has spent money they are somewhat vested in buying the property and that gives additional negotiating power to the seller.

Yes, I still did my own due diligence but PPR saved me hours of additional research.Perhaps the biggest reason I ended up working with PPR is because of the BiggerPockets community validation.

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential.

Additionally, those forced to relocate due to the fires should update their address with the IRS to ensure they continue to receive relevant communications.

In both you are now paying taxes on an additional $1K/mo.

A low LTV refi to get you some additional cash should be enough to clear this up.

Can you share some additional numbers about the investment property you're looking to buy?

I am wondering what it takes to deliver a higher customer experience, equivalent to receiving a warm wash towel at a restaurant table before you eat. 

You have received a lot of advice here already.