That being said, while the intent is that most investors in a 506(b) offering are accredited, the sponsor can accept up to 35 "sophisticated" investors into the offering and still be within the rules.All told, private offerings are 100% a buyer beware investment.  

@Chris Kay it's VERY difficult to cashflow with 0% down purchases.We do 0-10% down Land Contracts and know going in we may actually have negative cashflow - which is acceptable given the low down payment and avoiding mortgage costs.

I'm not a huge fan of constant buying and selling - it's just too much damned work at this point in life - but for sure I would jettison anything that wasn't making an acceptable profit, and if you have any RE you should know this number. 

That is entirely acceptable.

We made an offer (which was accepted) and ordered a home inspection.

Some of the specifics are credit score, DTI, signed lease agreement, and whether or not the lender accepts rent (house-hack) as income.

If you run into an agent who refuses to accept contracts, they are in violation.

I would have to call someone that is extremely motivated to sell and willing to accept any offer despite what they had listed to accept the offer on the 1st call. 

The key is ensuring that even with a slight deviation, there’s still enough room for a healthy profit after costs.Regarding hard money lenders, many investors use them to leverage their capital and scale up projects, even if it means accepting reduced profit margins due to interest and fees.

Also consider that green energy is not universally accepted.