Went and viewed about 10 properties, made an offer on one without a buyer's agent, so that the selling agent would double end the deal and they accepted a below ask offer at a time when prices were climbing.How did you finance this deal?

I will be buying a property purely as an investor so I am unsure of how many of these incentives will apply without owner occupancy.

But, at second brush, it seems to me like the only properties for which an owner would ask for excess proceeds were the properties I was going to lose to shrew investors anyway.

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Additionally, I'd ensure the exterior of the property is always clean and orderly to reduce your chances of having issues with the neighbors.

Vacancy + Maintenance/Repair figures you are using will only work for Class A properties. 

Cash for Keys is a method used by landlords and property managers to encourage a tenant to vacate voluntarily in exchange for a financial incentive.

You should vet the company to ensure they have the resources to pay the rent.You ALWAYS do background checks on the people living in your property because if you let in an axe murderer and they harm someone, you are likely to get sued.Whether or not you charge an application fee is up to you.  

Toss in a BRRRR strategy with a few other strategies and the potential to live mortgage free and cash flow when you move out of property is real. 

When refinancing, do you normally have a tenant in place before the appraisal, or refinance while the property is still vacant?