I don't mind coming to the table with more than 5k.

If it's any consolation, the benefits of expensing vs depreciating are only meaningful to those whose loss real estate tax write-offs aren't restricted by the passive loss limitations.

We would like to bring 30% to the table loan amount of $297,500.

My concern is how they are producing bread on the table, today, not some future retirement strategy. 

It takes ~1 day to do, but no need to pay the fee and file the paperwork until you're a couple weeks out from the closing table.

She brings a lot to the table...  

However my biggest fear is that I leave a significant chunk of money on the table (or worse, I over look something that causes me to have to OWE taxes).

They did respond one time and when i went there, nobody answered the door; while i was there i noticed the property was 95% empty with some trash laying around and and end table here and there. 

What value do I bring to the table for them to focus on me more and make the extra effort? 

Aside from financing (my own primarily, but also potential partners/investors), I have a legal background and other value-added skills to bring to the table in any deal(s).Looking forward to continuing my learning and building lucrative relationships with many of you!