There a subtle things - gut feelings, of why you think a tenant may not be optimal. 

It seems like your open to selling in an optimal circumstance, which I don't think is short sighted at all, If the opportunity is there and it will be tax free and the rent you would be getting is sub 1% rule AND you have an idea of how to redeploy that capital to get a better return I think it's definitely something to consider.

If the deal size you are buying in is too small to get optimal loan terms you may want to partner on a larger deal where multiple lenders will compete to fund it.  

I am of course starting at the seller's numbers but never really stay on those for too long... too much optimism baked in... but alas, such is the game we play.For POH's, what sort of expense ratio should be a reasonable estimate for modeling out realistic assumptions? 

Marketing wise, is direct mail still viable in 2018, or is web based marketing targeting seller owned properties a better bet?

I want to hang my license with an investor friendly real estate company that I can optimize my properties exposure through the MLS, as well as have the ability to have access to the MLS for research. 

When you only invest in assets you truly understand with a margin of safety any excess of optimism in a market makes it challenging to find deals.

Also how to find a good web designer?

That means to have the optimal equipment installed you would have to have the electric heat installed first so your consumption can be averaged.

In my eternal optimism, I'm hoping he was inflating that commission as leverage to use for negotiation with the buyer.