I predict that the guys who are fully leveraged and cash flowing $100 per month will be motivated sellers when the next big correction happens.actually its either them or they walk and its their lenders selling that is what happened in that time period.. and was pronounced in certain markets.for me personally  I don't want to risk  my credit and finances and borrow 75k to make 1200 a year... or even 2400 a year if its a market that has a history of no appreciation and I don't feel there is going to be any significant appreciation.. 2 to 3% a year does not cut it.but I will take 500 a month negative or 10k a month negative if I think there are huge gains at the other end.. 

Good summary of what your market is looking for but as we all know, each market tends to have its "wish / want" items which differ from market to market.Flow is definitely a selling point but make adjustments come with a cost. 

Fix your name when you get a chance since your name is currently NA NA.At 18, you have to question why would someone sell you their home on assignment?

I recognize that when my family visits I'm hurting my profitability, but that would be once or twice a year and its part of the selling point to my wife to purchase a property.Where I need help is running the numbers. 

When you’re confident in your numbers, you can negotiate with clarity and avoid being swayed by emotions.Understand the Other Party’s MotivationEvery seller has a reason for selling.

The homeowner has direct title, can sell at any time and gets 100% of the appreciation and tax benefits on these houses.

If you have large equity gain, things are fine (and you can ride it out or simply sell).

You have a “full” package including property(s) identified, acquisitions under contract, appraisals performed by MAI appraisers, historical financial statements, pro forma projections, surveys, title reports, feasibility studies3.

Is there a way to transfer the loan agreement to my name or try some owner financing/selling strategy?

Do not place yourself into a position of needing to sell in a reduced value environment.