There are many last minute events that will prevent contracts from going forward.

Perhaps getting a home security system will prevent future "abnormalities"?

If the condition is just too bad for this, and rules & regulations prevent this, consider #2.2) Seller Finance with a reasonable down payment and carry the note for the difference. 

Some of the issues we are running into that are either slowing the deal up or terminating the file completely. 1) Liens/judgements arising during the title search preventing the sale2) One off issues, such as shared driveway issues, shared parcel issues3) Death certificate ordering (slowing down process) 4) Abstract & Survey updating (taking about 3 weeks to complete in our area) 5) Attorney Communication (When our attorneys are not on one side of the deal) These are just some of the issues that we are seeing in our market.

If you choose to work directly with the seller, that is your choice but then you might not be able to get help from a realtor.Some relators might do a CMA for a flat fee or to provide you what you need, but that does not prevent them in any case to show the property to their clients..If you want to do this on your own, that is fine, but then you need to do this on your own.If you are starting in real estate, you might be better of working with a local relator, it might save you money and issues down the road.

In 2016, Ducey signed a new law that prevents municipalities from restricting short-term tourist rentals and also ensures that renters pay applicable taxes.Rillos, the Airbnb spokeswoman, said 1,900 Tucson properties are listed on the platform, though not all are actively renting.

Finally, from a lender's perspective, lowering the LTV percentage increases the DSCR (Debt-Service Coverage Ratio).Manage WellIf things get scary, do NOT stop implementing your preventive maintenance plan, as that can lead to a downward spiral.

So I ask - what are some of the mistakes that you all made out of the gate in real estate investment that helped educate you quickly, and knowing what you know now what may have prevented it?

How did you prevent the seller from simply closing with this other buyer?

It also could prevent them from being unhappy at you for any decision the "owners" made.