I would warn against going with hard money the first time just because it creates so much pressure.

This puts pressure to defer maintenance and leads to special assessments.Whatever you decide, you need to find a realtor that specializes in investment properties, is well connected, and knows the areas you're interested in inside and out. 

Banks have plenty of excess reserve; therefore, they are not under pressure to close quickly. 2.

In addition, we bring our pressure washer and lawn tools, plan on pressure washing siding & treating/repairing decks and fences, painting outside doors & trim, cleaning dryer vents, re-caulk around tubs, etc., all the things that tenants never mention as it doesn't affect their lives but will cost us a lot if the PM does it and even more in the long run if it's neglected.    

The mold gets attached to the coils and fans and can only be removed by fairly high-pressure water.

The timing is also odd and the pressure to buy it when it was at 88K isn't kosher either.

Commercial lenders at big banks are under increasing pressure to sell "add ons," such as insurance.

The lender is being pressured by the investor group to take the profits and run but the fund manager wants to hold out the few weeks to a month to get clear title and double their money (all have been in the deal for a LONG TIME).SO I now put together a structure where a backup acquisition source places and LOI with proof of funds to take assignment of the LLC holding the property should the title clear take longer than the expected two weeks to a month.

I live in Mount Vernon, WA and am currently stationed (US Navy) in Whidbey Island. 

And wells are great until the pump or pressure tank goes bad, or the well goes dry and needs to be refracked, or all of a sudden develops a bad iron or sulfur problem.