Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

Sounds like someone is trying to cover their butts.

I guess if agent informed seller and you that your respective EMDs were never received, then they’d be covered.

Down payment can also come from a DPA program or a gift and you can ask for a "Seller contribution/Concession" to cover closing costs.401K in most cases can be used without penalty if used for a primary home if not take it out regardless and pay the tax if it allows you to buy a good deal. 

The 30% structure ratio doesn't cover cost of replacement of structure/building and really limits my depreciation.

A house hack (purchase and live in 1 unit of a multifamily while renting the other unit[s] to cover the mortgage) is the easiest way to get started as you'll get used to the process and can use an FHA loan to have a minimal downpayment.

For the acquisition I originally sought to cover the note, knowing we would use it.

Do I include language in new Lease or is this just covered in the Assignment and include the Assignment as an exhibit...Do I just work off the original lease with original Barbershop tenant. 

Most experienced operators have their team in place and have most roles covered  Each person needs to figure out the best path for them.

Tenant basically said they would agree to current market rate if landlord pays the new commission, or at a lower rate they would cover the commission.