But I'm 26 looking to quit my job and retire in the next 3-5 years so cashflow is more enticing to me right now.

It is effective especially is a hot market like this to use cash to entice a multiple offer situation to accept but if you dont have to do it, get the mortgage when you purchase and save yourself the second round of closing costs.

Florida is a no state income tax state which incentivizes businesses to move down there and it is very enticing to folks who don't want to give more money to Uncle Sam.  

You may want to consider a larger deal that will be enticing to a more experienced third partner. 

These tax incentives make living and working in Puerto Rico an enticing prospect for businesses and investors.

I would surmise that some providers would ask for this either to cover their risk or they are cutting fees elsewhere to make their product look more enticing to perspective clients then use this as a way to make up for the missed fees.

Nonetheless, I'm all for being in control of my financial destiny and I know that investing in assets outside of putting away money in a slowly appreciating 401K and the like (although great tools) won't give me the freedom I desire later on in life when I do reach a point that I want to stop working or take a break or just want to travel or whatever else entices me.

We specialize in the multifamily and single family rental market which has enticed my interest in investing. 

Maybe upgrade the appliances, Stainless Steel appliances will entice someone.

I am hoping to get some feedback on what might entice you and your investor network to come check it out?