Lessons Learned:Don't hesitate to hire for jobs that you're uncomfortable with.

Feel uncomfortable Submitting an offer should make you uncomfortable (for how low it is) All cash Remove financing contingency Remove inspection contingency Close faster Give two offers 150k now all cash OR 165k with financing (good negotiating strategy) More earnest money Provide your pre-approval letter with the offer Include an escalation clause Automatically offer $500 more then the next offer up to a certain point.

I’m ok with C areas or challenging areas, but definitely not areas that I would be uncomfortable going to repair something or meet with the tenant.

Danny, yes you can do all of the painting yourself and any other tasks that you feel you are able to complete on your own but if it is a task that you have never touched and you feel uncomfortable with it, then definitely discuss it with a contractor.

@Joe SplitrockBigger Pocketing is part of my daily routine.

The selling agent indicated he could be the sole agent and mediate for both sides, but I was a bit uncomfortable with that.

Not saying they don’t routinely misrepresent the property. 

If you want to go at it directly just take your time and approach it as you would with the seller and if you feel uncomfortable at any point or don't know as you go, just pause ask for clarification and if needed get a second opinion from another investor, attorney or agent. 

.- Noise:  M and her kids routinely come in and out of the house at 1 am or later (any day of the week) and slam the front door.

It takes being persistent, being willing to get uncomfortable with your househack and some creativity.