The buyer's agent, though excellent, was new and unsure how to handle the situation.

We believe it’s not the buyer’s fault if title issues arise, and it wouldn’t be right to keep the earnest money in those situations.

But I'll monitor the situation as time unfolds.

I've worked with proformas with 2 loans that could probably work with this situation.

Explain your situation, your looking to "get in" and would love to just buy em a coffee and pick the brain of a local "pro" for a bit if possible.

At best you’ll be able to buy, through “creative” finance break even cash flow situations, which at best may begin modest positive cash flow in 3 or more years. 

You pay your agent at closing (think of it as an additional closing cost) Depending of the situation and of these options can be used by you and your agent to negotiate with the seller.

Rates are high right now and I think you have a great situation here for you.

You might consider other strategies, like taking a home equity loan or refinancing to fund repairs, but consulting with a tax professional or CPA would be the best next step for your specific situation. 

We even had to do a lease back to them while the carport situation was being finalized.There is definitely some luck involved with every deal, but I think as investors we can create our own luck as well based on knowledge and experience.