Forgoing the rent rate and price being too high I would have that money set aside from the seller with the guarantee.Put it in an escrow account by a neutral attorney.It's just a way for the buyer to feel comfortable paying an inflated price.

Assume it's a fact.Their response will confirm whether they did actually move in illegal tenants.Look her straight in the eye, be stern but neutral-"I don't have a problem with you having your friends stay over, despite what the lease says, but they need to be extra quiet and mindful of the neighbors.

Think of it this way, place an amp meter around both the neutral and hot wires.

The buyer has to get them to a neutral ground where it is beneficial for both.

So it is my opinion that you do not need to settle for cash neutral however cash neutral RE is easier to find than can flowing properties.Check out a thread titled something like Can you find cash flowing properties in San Diego from just over a month ago. 

I'll probably pick one up at one point, but the rental aspect  will just try to keep it cash-neutral.

In a neutral market less, and a sellers market it is almost non-existent.For no money down you are usually taking on problem properties with issues.

There may needs further consultation on the color - perhaps you can agree on something the tenant likes but that is still neutral enough for future renters.

You will be cash-flow neutral or even slightly positive, but appreciation will make you a millionaire in a hurry.

Its a very simple calculation and is neutral as far as financing (mortgage) and expenses are concerned.