So, if you are putting 20 pct down, you should have 10 pct in the bag before closing and 10 pct at close.

if we stop reading the news, social media, do not have cable/tv, drink milk tea, watch fifa world cup, the world is just okay

At out of the bag on the ending.

If you're set on investing out of state, I'd recommend reading this article by David Greene for starters: https://www.biggerpockets.com/blog/core-four-real-estate-tea...If possible, it's a good idea to visit the market you plan to invest in to familiarize yourself with the area and it's also a good way to network.

And the GC has no money at stake, so he can simply walk away if things go badly, leaving you holding the bag. 

So what been happening: I have made it to the point of conversation with a couple of sellers at this moment. 1 seller offered seller financing, I think that one is in the bag. 1 other is the reason why I am making this post. seller asking 190k.

End of day lender wants to make sure they are not left holding the bag when you get down to the final assets

Use the spatula as a scoop and place debris it in grocery bag.

It sounds, from your post, that you are looking to turn a lemon into lemonade, but you might have sort of a decent lime in your bag.

There are tons of properties here that cash flow super high on paper, but they wouldn't be my cup of tea.