Good stuff.I've looked into recession-proofing strategies as well.

I do have a recording of the phone call we had, so I have proof of him saying $3000 was the final price. 

If you know you plan to sell it, bite the $500 bullet and pay a contractor. $500 is cheap in the REI game to make sure you aren't causing yourself larger headaches later down the road.

I guess you would need some one to crawl up on the roof and make sure its OK.. but basically I have not seen more bullet proof rentals that all those row houses I have been funding in Philly and BALT... much much easier that 4 walls and larger roofs et. 

Or just bite the bullet on the first deal or two and build the relationship until you win the PM's confidence to invest alongside you.

If you find a property you want to buy, you will need a strong pre-approval from a lender or proof-of-funds. 

Banks/lenders won't care how many books you read or your drive, they'll want solid proof that they will get paid back. 

When I asked for the real proof of payment, the landlord is sending me an invoice with a handwritten note saying paid in cash.

It has its own court yard that could be used as a glass-covered atrium with a common area for people to relax.

Have a strong pre-approval letter or proof-of-funds.