Did you have access to sufficient funds to complete the deal? 

We are professional property managers, we have a long successful history of buy and hold investing, we have great credit and sufficient income.

While I like your property and the asking price seems reasonable, the specific terms of the contract do not allow me room to conduct sufficient due diligence on the property. 

Does the tenant have a right to deny request to enter the property if sufficient notice is given?  

If a MBS full of junk sub-prime mortgages was given a C- rating from the ratings agencies, then they would have to be priced at a sufficient discount to attract buyers and there wouldn't be as much demand for them in the secondary market. 

I'm just going to sleep better knowing I never have to worry about payments on my house again, so I'll never use a HELOC for anything - regardless if the math says I should.

If you can show sufficient income on the first rental, I don't think youll run into any problems.  

But in the long run, the peace of mind with a 30 will let me sleep at night.

When they have sufficient water and power and sewage disposal the govt will put mfg in near one of the empty cities .  

You can easily make a few hundred in a weekend.Find a part-time job doing handyman stuff for other investors ($25+ an hour)Go through stuff you own and sell it on CraigslistDrive for UberTaskRabbitMow some lawnsGet a higher paying full-time jobIf you are wanting to make this real estate thing your life, you need to eat, sleep and breath it.