We have a very unique real estate market here and for outside investors and those that haven't lived here for a while it can be a real challenge...

., and (3) is valuable financially (i.e. more cash to the table, able to shoulder more debt, etc.).

@Jeff Cragar, it's hard to say which would be best because each meetup has a unique aspect to it and best way to find out is to attend a couple. 

I think they have similar down payment requirements as similar lenders, but perhaps they could assist in a unique way if you can provide something of a down payment, some conventional, etc. 

I don't want to leave a bunch of money on the table but as an employee, we get some breaks on closing costs, etc.  

If the numbers pan out, it is possible to go to the closing table with little money if you use a hard money lender.If its value is close to the $120K purchase price and you are acquiring it to hold, most lenders will require 30-40% down for an investment property. 

The earnest money deposit is yours, You can get it back if you back out of the deal within your inspection period or if the deal falls through because of financing, but if your doing a conventional loan make sure you have an Appraisal Contingency so if the property don't appraise you wont be obligated to come up with the difference.  3.No, its your money and its becomes part of the funds you bring to the table when its time to close the deal.4.

Throwing out tenants property without following proper procedures can come back to bite you when the tenant claims there was a priceless diamond necklace in the end table you carelessly threw away.

I have an offer on the table for $1,100,000 to purchase it and he was prepared to accept the offer but then he came back and said he would have to pay too much in capital taxes to make it worth selling. 

Those specific costs would be included in your depreciation basis for the rental portion of your house.Consult your CPA for more specific guidance as it applies to your unique circumstances.