Normally the escrow agent will want mutual sign off even if its clear the contract terms indicate one party should be awarded the escrow funds.

Year over year we've seen impressive appreciation rates and often times investors are able to re-sell at a profit a year later with minimal to no work.

As you indicated you have plenty of options to start.

It seems like the perfect place, BiggerPockets, for finding people who are like-minded, asking them questions, and learning how to become a future investor.I believe that no matter how unforgiving the market may seem, the right tools, knowledge, and preparation can help minimize risk and create opportunities.

1.25- is that a good indication of whether you a property is a good deal?

The f/f residential conventional rules indicate a quad with ADU does not qualify.  

It usually means there are problems to be solved for the seller which will translate to opportunities for you.Keep it simple on your first 2 deals to minimize your risk.All the best.

An 80% occupancy rate indicates low demand. 

I want to minimize my leverage as much as I can for my first one, just to give me the best chance of success.Got it, @Geoff Engel!

The structure is mainly appreciation-based, which minimizes tenant and maintenance risk.