If they deliver, its worth more than $35k by a long shot.

From what I have found, there are some good ones out there, but you have to be ready to deliver if they send you a solid deal. 

Most people at 19 don't have those.You can combat that by doing one simple thing: Delivering value to others.When I got started, I had the opposite problem - I was much older than the average person starting out.

Sometimes it is more important that the lender actually deliver on what he says than on the actual costs. 

If you try to raise it more the tenant can hire a tenant advocate and the court will likely side with them.If I were you as part of your business plan I would plan on increasing the rents up to approximately 10% a year until you reach your target amount.If you insist on receiving the property vacant then make it as part of the deal, meaning have the seller deliver the property to you vacant.Also in the state of New Jersey if you are to evict a tenant and you own the property in an LLC then you must hire an attorney to handle the process for you.

I tip delivery guys if they do more than just simply deliver and install the appliance.  

But I'd rather wait those extra few days and get the property delivered back to me in good condition, then file with the courts.

In basic terms:(there are exceptions)A "delivered" deed changes the actual ownership of the property.Above I stated:"In most cities the record will not change until the new owner files the PTA."

If so what did you think of them and did they deliver, if they didn't then what was your experience with them.

At this stage as mentioned if you can obtain and deliver a senior payoff to ease the diligence of your buyer that is likely your best bet.