DO NOT and I mean DO NOT contact those creditors or make partial payments to them.What that will do is REFRESH and old negative account and make the credit score take a nose dive.It is true it takes usually 1 to 2 months to update changed results in the scoring model.If the buyer has a time sensitive loan issue the lender can do what is called a "rapid re-score" with the credit which will update the credit report score much faster but costs money.In addition to paying down the cards your buyer can also request a credit line increase on all the cards.If 3 out of 5 or 2 out of 5 increase the limit that will help bring down available credit percentages to used credit even more.Even though the buyer is at 680 they want to try to get the score up higher.You do not want to be right at where the score requirement is and then something happens and you are off by a few points.Do not close credit lines.One of the scoring criteria is length of active credit history in good standing.If the buyer has 5 cards and 3 are 2 years old and 1 is 1 years old and the last one is 4 years old then you have a 4 years history.If you close out the oldest one your credit history in good standing has dropped to 2 years now which affects the scoring model.The buyer should stay away from big purchases cars,furniture,appliances,vacations,weddings,etc. until AFTER they have closed on a house and moved in.Those types of purchases are much more lenient on debt ratios than house loans these days.

I know a guy in Atlanta that just has the nose for this and always seem to be in the next hot market first.

This could perhaps be untrue is high appreciation markets, but given our place in the current cycle and the cost of closings, just assume any turnkey property you buy is yours for at least 5-10 years.Now, since you're looking at TK, I assume you are focused on cash flow, but wouldn't turn your nose up at the chance for appreciation either.

Since their license is their lifeblood, then they often keep their nose clean but you should always confirm that for yourself.4.

Be careful trusting a buyer's agent to be your eyes, ears and nose if you aren't seeing the place yourself.

I know you purchased some deals in past that others turned their noses up and you ended up making bank on those deals.

Heres the cap rate I came up with....  6.3% which actually from my limited experience falls right on the nose with the area average. 

That won't be much skin off your nose but if it's an owner occupied financing arrangement they are taking a huge liability as even if there are exemptions there are still requirements to be met.

But don't cut off your nose to spite your face.

BTW long time no see, hope all if well.