The seller's agent and your agent should be smoothing out the negotiations to make the deal happen.

I am working with a real estate attorney who is quite familiar with the legal side so I may not know all of the terminology and play-by-play but I'm not worried about the transaction going smoothly.

You've helped to make this a smooth process so far.

Nice positive CF when all running/rented smoothly, but given today's financing market, what are the best strategies to move beyond two?

Basically the company attorney (who BTW is a former trustee sale expert) interfaces with the trustee to ensure things move smoothly.

All of this required some serious electrical, mechanical, and plumbing rework which has gone surprisingly smoothly due to some excellent subcontractors.  

Compounding more coats without sanding smooth will compound the problem and make it worse. 

Their claims process is smooth so I'm satisfied.

She has more time to drive by during the day, talk to the contractors and make sure things run smoothly while I'm at work.

Those are running smoothly with a good property manager, but they have appreciated to a point where the rent to value ratio now looks low.This might sound like I've been relatively successful, but frankly I'm miserable.