Thanks for the response everyone, for closing costs I was able to get the seller to pay most of mine with the leftovers being rolled into cash at close.

It would be ridiculous in my opinion to demand one on a property that I didn't bring to the buyer.That being said, I am doing my own form of off market farming, but more of a targeted-area traditional MLS listing AND/OR potential off-market deal, depending on condition as I am completely mentally exhausted and done with my service business that currently pays my bills (and wastes my time :) ) and have a burning desire to replace its income with RE commission ASAP so I can roll up my sleeves and start building a RE empire full time. 

I would love some guidance from some experienced folks on how to really get the ball rolling. 1) I seem to be in a spot where I am just not sure where to find deals.

If all of it rolled over and you had no boot you would not pay any depreciation recapture.

They have the option of reserving the additional night(s) to make this much more comfortable for them so they don’t need to deal with storing their bags somewhere, finding showers etc. but they decide to save a few bucks and roll the dice.  

I wonder, though -- that house might be a home run as rental property -- you can roll back the scope of that renovation that way. 

The owner had a lock box with keys on the outside and requested that we leave a roll of tp and paper towels upon our departure as well as $20 on the counter for the maid.

For simplicity’s sake, I am considering rolling the utilities (water, gas, electric, internet/cable) into the rent.

I hope you got a team set up and ready to rock and roll for the midwest market you're picking.....

Seller must provide an up-to-date lease agreement of every tenant (no month to month or handshake agreement)Seller must provide last 12 months of rent rolls (showing that every tenant is paying on time/no deadbeat tenant)If there is a security deposit, it needs to be signed over to the buyer at closing (so that the renter isn't required to pay another security deposit to start a lease with you)Is there a Property Management in place?