I work with a lot of investors in and out of state, and I always advise they get a neutral 3rd party inspection done.  

These provide a neutral venue and tend to attract those that are serious about lending their money, enabling you to avoid others with cold-feet at the last minute.Rates are obviously important, no doubt.

Based on the numbers, if it were on my market I would look at if it met my non-financial standards because it meets my financial standards.I have purchased a cash neutral property that I BRRRRed taking our ~$100K. 

The luxury vinyl tile in a stone look is pretty, neutral and looks durable but after having removed sheet vinyl I don't like glue down anything--but tiles should be okay.  

I own a rental in Gilbert, AZ that's done well on appreciation, but is cash flow neutral as I pay extra each month to shorten the payback period. 

I’d almost prefer to pay a consulting fee to get some vendor neutral advise.

Aim for 10% down.In Southern California, target a property that will be *at least* cashflow neutral when you move out in a couple of years to repeat!

@Kenneth Liz  Theoretically, title companies that are acting as escrow agents are supposed to be neutral third parties. 

If the seller will not go for that then we have a neutral third party title company that the seller or their attorney has no ownership interest hold the EM.If the sellers demand to hold it themselves or the sellers attorney then we decline to go under contract with them.

Long story short, we are having difficulties with a corroded neutral connection in the metering box.