Have a big database, sellers who look up my brand/appeal.

Either one of these people - the buyer, or the seller, can screw you, intentionally or unintentionally in years to come. 

There's a tenant that's month to month, rent is at least $800 below market rent, so I told the seller I need that unit to be vacant.

There are numerous threads about sub to and many investors believe it is a high risk strategy (especially for seller) and believe buyers who use it “take advantage” of naive sellers.  

I was in a similar situation for my second house hack.

Here to rub minds and learn from everyone

I'm looking to sell my first home, which I've been renting out for the last 2 1/2 years -- I first contacted my property management company  for seller services, and they initially wanted a year exclusive selling rights.

These included cash buys for flips, seller financing, and subject-to deals.

We do all of our own serving in house and we use Mortgage Automators.

I found houses that had not been well kept up.